Mixed-Use Building with Restaurant
New
For Sale
$874,999
33 Orange Avenue, Walden, NY 12586
Commercial Sale, Walden, NY
Property Size3,465 SF
Lot Size0.11 Acres
Price / SF$252.52
Days on Market6
Property Features for 33 Orange Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
I2
Rooms
Basement
Parking features
On Street
Basement
Unfinished
Elementary school
Walden Elementary School
Middle school
Valley Central Middle School
High school
Valley Central High School
Elementary school district
Valley Central (Montgomery)
Middle school district
Valley Central (Montgomery)
High school district
Valley Central (Montgomery)
Special listing conditions
Third Party Approval, In Foreclosure
Standard status
Active
APN
334205-309-000-0014-022.000-0000
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
17048
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
2
Number of units
2
Flooring type
Tile - Ceramic, Hardwood
Building materials
Block, Frame
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Richard Baxter · License #10401254733
(845) 494-4715
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 26 at 7:06AM
MLS# 1053525
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.
At 33 Orange Avenue, this mixed-use property combines 3,465 square feet of ground-floor commercial space with a 1,980-square-foot apartment above. The commercial area was most recently used for restaurant and bar operations and includes select restaurant equipment and a front deck seating area. A full unfinished basement provides additional storage space.
The apartment contains two bedrooms and one full bathroom. The 0.1148-acre property is zoned I2 and was built in 2004. Public water and sewer serve the site, with natural gas forced-air heating and central air conditioning.
The apartment contains two bedrooms and one full bathroom. The 0.1148-acre property is zoned I2 and was built in 2004. Public water and sewer serve the site, with natural gas forced-air heating and central air conditioning.
Key Highlights
- 3,465‑square‑foot ground‑floor commercial area with a restaurant and bar history
- 1,980‑square‑foot apartment with two bedrooms and one full bathroom
- Front deck seating area and select restaurant equipment included
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
$30,171
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
3.45%
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%
$603,420
$603.4K
Cap Rate 7%
$431,014
$431.0K
Cap Rate 9%
$335,233
$335.2K
Market Conditions
NOI Build-Up for 3,465 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
$56.1K $16.20/SF
− Vacancy
−$7.9K −$2.27/SF
EGI
$48.3K $13.93/SF
− OpEx
−$18.1K −$5.22/SF
NOI
$30.2K $8.71/SF
Area
Orange County, NY
Vacancy
14.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$603,420
Cap Rate 7%
$431,014
Cap Rate 9%
$335,233
Alternative Uses
Best Use
Mixed Use
$431.0K
$377.1K – $502.9K
NOI $30,171 @ 7.0% cap · market cap 3.45%
Second Best
Specialty Retail
$430.4K
$376.6K – $502.1K
NOI $30,125 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,149 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
19k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 67%
Dining 33%
Franco's Pizza
Dining
6,488 visits/mo
0.5 miles
Sunoco
Shops & Services
4,855 visits/mo
0.2 miles
Exxon
Shops & Services
4,644 visits/mo
0.2 miles
AutoZone
Shops & Services
3,512 visits/mo
0.5 miles
Demographics for 12586, NY
13,087
Population
4,711
Households
2.8
Avg Household Size
39
Median Age
27%
College-Educated
87%
High-School Grad
23.8 sq mi
ZIP Area
550
Density / Sq Mi
$94,107
Median Household Income
$47,188
Median Earnings
$1,576
Median Rent
$335,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A two-bedroom apartment occupies the space above the ground-floor commercial area.
Where is this mixed-use property located?
The property is located at 33 Orange Avenue Walden, NY.
What is the asking price?
The asking price for this property is $874,999.
What are key features of this property?
This property features: 3,465‑square‑foot ground‑floor commercial area with a restaurant and bar history; 1,980‑square‑foot apartment with two bedrooms and one full bathroom; Front deck seating area and select restaurant equipment included
