Neighborhood Shopping Center with Leased
For Sale
$1,600,000
32 W Main Street, Washingtonville, NY 10992
Built in 2022, the center combines multiple leased commercial spaces with on-site parking and commercial utilities.
Property Size6,000 SF
Price / SF$266.67
Days on Market272
Property Features for 32 W Main Street
General Information
Standard status
Active
Size
6,000 SF
Class
A
Total Parking Spaces
37
Property subtype
Commercial
Zoning
RN-B
Occupancy
100%
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$28,369
Building Details
Building Size
6,000 SF
Year Built
2022
Buildings
2
Stories
1
Units
4
Tenancy
Multi
Listing Agency:
Curasi Realty, Inc.
(845) 234-3375
Listed By:
Jeffrey Lyons · License #10401274491
(845) 234-3375
Source:
Callexitfirst
Added: Dec 1, 2025
Changed: Aug 29
Last Checked: Aug 25 at 9:10AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Curasi Realty, Inc.
Investment Insights
Based on property information with market context.
This 6,000-square-foot neighborhood shopping center was completed in 2022 and includes a primary building with three 1,800-square-foot units. The spaces are occupied by a bagel shop, pharmacy, and micro-event venue, with leases in place. A separate 600-square-foot building behind the main center is leased to a baker. The property is zoned Neighborhood Shopping Center and includes commercial water and commercial sewer.
Located at 32 W Main Street in Washingtonville, the center fronts a main road in the village. On-site parking accommodates 30–40 vehicles, while additional parking is available in the municipal lot across the street. The pharmacist is also an end user of the shopping center, and the property is described as well maintained.
Located at 32 W Main Street in Washingtonville, the center fronts a main road in the village. On-site parking accommodates 30–40 vehicles, while additional parking is available in the municipal lot across the street. The pharmacist is also an end user of the shopping center, and the property is described as well maintained.
Key Highlights
- 6,000 SF neighborhood shopping center built in 2022
- Three 1,800 sq ft units in the main building
- Separate 600sf building leased to a baker
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$73,030
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,460,600
$1.5M
Cap Rate 7%
$1,043,286
$1.0M
Cap Rate 9%
$811,444
$811.4K
Market Conditions
NOI Build-Up for 6,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$108.0K $18.00/SF
− Vacancy
−$3.7K −$0.61/SF
EGI
$104.3K $17.39/SF
− OpEx
−$31.3K −$5.22/SF
NOI
$73.0K $12.17/SF
Area
Orange County, NY
Vacancy
3.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,460,600
Cap Rate 7%
$1,043,286
Cap Rate 9%
$811,444
Alternative Uses
Best Use
Retail
$1.04M
$912.9K – $1.22M
NOI $73,030 @ 7.0% cap · market cap 4.56%
Second Best
Specialty Retail
$745.2K
$652.1K – $869.4K
NOI $52,164 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,249 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10992, NY
9,301
Population
3,559
Households
2.6
Avg Household Size
44
Median Age
30%
College-Educated
91%
High-School Grad
11.3 sq mi
ZIP Area
823
Density / Sq Mi
$113,450
Median Household Income
$51,769
Median Earnings
$1,438
Median Rent
$389,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Brotherhood Plaza — 30 Brotherhood Plaza Dr, Washingtonville, NY 10992
Frequently Asked Questions
What type of property is this?
Shopping center - Built in 2022, the center combines multiple leased commercial spaces with on-site parking and commercial utilities.
Where is this shopping center located?
The property is located at 32 W Main Street Washingtonville, NY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 6,000 SF neighborhood shopping center built in 2022; Three 1,800 sq ft units in the main building; Separate 600sf building leased to a baker
