Neighborhood Shopping Center Built in
For Sale
$1,600,000
32 W Main Street, Washingtonville, NY 10992
SINGLE_FAMILY - Washingtonville, NY
Property Size6,000 SF
Lot Size0.61 Acres
Price / SF$266.67
Days on Market263
Property Features for 32 W Main Street
General Information
Property type
Residential
Property subtype
Retail
Zoning
RN-B
Parking
37
Parking features
Parking Lot
Security features
Security System
Lot features
Paved
Standard status
Active
APN
332001-112-000-0004-018.000-0000
Size
6,000 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
28370
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Number of units
4
Flooring type
Laminate
Building materials
Clapboard, Frame, HardiPlank Type, Stone
Listing Agency:
Curasi Realty, Inc.
(845) 457-9174
Listed By:
Jeffrey Lyons · License #10401274491
(845) 234-3375
Added: Nov 24, 2025
Changed: May 12
Last Checked: Aug 14 at 3:06PM
MLS# 933447
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 6,000 square foot neighborhood shopping center, constructed in 2022, is located in the heart of the village. The property benefits from a highly visible location on a main road with steady traffic. The main building includes three 1,800 square foot units, currently occupied by a bagel shop, a pharmacy, and a micro-event venue, all secured with leases. A stand-alone 600 square foot building behind the main center is occupied by a baker, also under lease. The property provides 30 to 40 on-site parking spaces, with additional parking available across the street in the municipal lot. The property is zoned Neighborhood Shopping Center (RN-B) and benefits from commercial water and sewer. Situated on a 0.6147-acre lot, the property's excellent condition reflects pride of ownership. The pharmacist is also the end-user for the shopping center, adding long-term stability. This property is suitable for an investor seeking stable income or an end-user looking for a turnkey commercial asset in a thriving village location.
Key Highlights
- Built in 2022: Modern construction and impeccably maintained.
- Strong Tenant Mix: Leases in place with established businesses (bagel shop, pharmacy, micro‑event venue, baker).
- High Visibility: Located on a main road with steady traffic.
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
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Balanced
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 - Modern 6,000 SF shopping center with strong tenant mix.
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: Built in 2022: Modern construction and impeccably maintained.; Strong Tenant Mix: Leases in place with established businesses (bagel shop, pharmacy, micro‑event venue, baker).; High Visibility: Located on a main road with steady traffic.
