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    Iconic Catskills Mixed-Use Building Title is generated by Realmo AI

    34 Main Street, Livingston Manor, NY 12758

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    For Sale
    $1,500,000

    Renovated mixed-use building with retail and residential units.

    Type:Commercial
    Property size:
    6,040 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $248/SF
    Added:
    Sep 15, 2025
    Days on Market:
    260
    Last Refresh:
    Apr 5 at 8:30 pm

    Property Features for 34 Main Street

    General Information

    Standard status
    Active
    Size
    6,040 SF
    Lot size
    0.27 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1960

    We can help!

    Listing Contact
    BROCK ANDERSON

    Listing agent BROCK ANDERSON

    Listing office FOUR SEASONS SOTHEBY'S INT.

    Listing date Sep 15, 2025

    Source Corcoran

    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 FOUR SEASONS SOTHEBY'S INT.

    HighLights

    • Prime Main Street location in the sought‑after town of Livingston Manor.
    • Renovated mixed‑use building with two commercial storefronts and four residential units.
    • Option to acquire an established boutique retail business (Nest) with a devoted following.
    • Three spacious two‑bedroom apartments, plus a ground‑floor residence and design studio.
    • Apartments feature amenities like a flower garden, raised vegetable beds, and private river access.
    • Potential for community, lifestyle, and income.

    Overview

    Located in Livingston Manor, this renovated mixed-use building presents an opportunity to acquire a property with established retail and residential components. The building includes two storefronts on the ground floor and four residential units, consisting of three two-bedroom apartments and one one-bedroom apartment. The property has been restored as part of Livingston Manor's creative renaissance. Each apartment includes amenities such as a flower garden, raised vegetable beds, and private river access for swimming and fishing. The building is located on Main Street in Livingston Manor. The property offers a blend of community, lifestyle, and income potential. The ground floor features two storefronts, while the upper levels include three spacious two-bedroom apartments plus a ground-floor residence and design studio. The building size is 6,040 square feet.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $145.0k $24.00
    − Vacancy −$31.9k −$5.28
    EGI $113.1k $18.72
    − OpEx −$28.3k −$4.68
    NOI $84.8k $14.04
    6,040 SF · lease $24.00/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.21M
    $1.06M – $1.41M (±1% cap)
    NOI $84,802 @ 7.0% cap · market cap 5.65%
    Second Best
    Retail
    $1.04M
    $911.4K – $1.22M (±1% cap)
    NOI $72,908 @ 7.0% cap · market cap 4.86%
    Theoretical Best
    Office A
    $1.66M
    $1.45M – $1.93M (±1% cap)
    NOI $115,968 @ 7.0% cap · market cap 7.73%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    nest Clothing & Fashion Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Auto Parts Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Livingston Manor
    County
    Sullivan
    State
    New York
    Longitude
    -74.8268
    Latitude
    41.9016

    Nearby Similar for Sale

    • $465,000

      Renovated Multifamily Property in Catskills

      Turnkey 4-unit property in Livingston Manor, NY. Creek-front.
      120 Main Street, Livingston Manor, NY 12758
      View Details
    • $294,500

      Livingston Manor Three-Family Property

      Three-family property in up-and-coming Livingston Manor area.
      15 Pearl Street, Livingston Manor, NY 12758
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Renovated mixed-use building with retail and residential units.
    Where is this mixed-use property located?
    The property is located at 34 Main Street Livingston Manor, NY.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Prime Main Street location in the sought‑after town of Livingston Manor.; Renovated mixed‑use building with two commercial storefronts and four residential units.; Option to acquire an established boutique retail business (Nest) with a devoted following.
    (845) 757-5000
    We can help!
    Listing Contact
    BROCK ANDERSON
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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