Mixed-Use Building with
New
For Sale
$365,000
Pending
33 Main Street, Andes, NY 13731
CommercialSale, Andes, NY
Property Size2,808 SF
Lot Size0.16 Acres
Days on Market3
Property Features for 33 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
01
Zoning description
Commercial
Parking
3
Lot features
Rectangular, Rectangular Lot
Elementary school district
Andes
Middle school district
Andes
High school district
Andes
Subdivision
Andes-122000
Standard status
Pending
APN
259.10-4-4
Size
2,808 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
3078
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Water front features
River Access, Stream
Water front
1
Building Details
Year built
1900
Floors in Building
2
Roof type
Asphalt
Listing Agency:
Coldwell Banker Timberland Properties · Coldwell Banker Real Estate
(845) 586-3321
Listed By:
Jeffrey Ashton · License #40AS1141313
(973) 650-0035
Added: Sep 25
Last Checked: Sep 27 at 1:06PM
MLS# R1715772
Copyright © 2026 New York State Alliance of MLSs, LLC. 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 2,808-square-foot mixed-use building brings together a commercial storefront and three residential apartments. Built in 1900, it occupies a 0.161-acre parcel and features period character. The building has electric baseboard heating, an asphalt roof, and public sewer service.
The property fronts Main Street in Andes and sits beside a stream, with river access also noted. Restaurants, cafes, galleries, and shops are located in the village. The combination of commercial and residential space offers a range of potential uses, subject to applicable permissions.
The property fronts Main Street in Andes and sits beside a stream, with river access also noted. Restaurants, cafes, galleries, and shops are located in the village. The combination of commercial and residential space offers a range of potential uses, subject to applicable permissions.
Key Highlights
- Commercial storefront with three residential apartments
- 2,808‑square‑foot building on a 0.161‑acre parcel
- Built in 1900; electric baseboard heating and asphalt roof
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
$29,804
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
8.17%
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%
$596,080
$596.1K
Cap Rate 7%
$425,771
$425.8K
Cap Rate 9%
$331,156
$331.2K
Market Conditions
NOI Build-Up for 2,808 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
$57.3K $20.40/SF
− Vacancy
−$3.1K −$1.10/SF
EGI
$54.2K $19.30/SF
− OpEx
−$24.4K −$8.68/SF
NOI
$29.8K $10.61/SF
Area
Delaware County, NY
Vacancy
5.40%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$596,080
Cap Rate 7%
$425,771
Cap Rate 9%
$331,156
Alternative Uses
Best Use
Retail
$677.9K
$593.2K – $790.9K
NOI $47,453 @ 7.0% cap · market cap 13.00%
Second Best
Apartment 5plus
$425.8K
$372.6K – $496.7K
NOI $29,804 @ 7.0% cap · market cap 8.17%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,438 @ 7.0% cap · market cap 26.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Explore this area
Business Placement
Demographics for 13731, NY
949
Population
1,165
Households
0.8
Avg Household Size
60
Median Age
32%
College-Educated
96%
High-School Grad
89.8 sq mi
ZIP Area
11
Density / Sq Mi
$76,429
Median Household Income
$52,622
Median Earnings
$1,000
Median Rent
$270,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A ground-floor commercial space is paired with three apartments in the village center.
Where is this mixed-use property located?
The property is located at 33 Main Street Andes, NY.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Commercial storefront with three residential apartments; 2,808‑square‑foot building on a 0.161‑acre parcel; Built in 1900; electric baseboard heating and asphalt roof
