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    Poughkeepsie Mixed-Use Asset For Sale Title is generated by Realmo AI

    347 Main St, Poughkeepsie, NY 12601

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    For Sale
    $4,400,000

    Multi-tenant retail/office asset with development potential in growing CBD.

    Type:Commercial
    Property size:
    6,397 SF
    Lot size:
    1.17 Acres
    Price / SF:
    $687/SF
    Added:
    Mar 31, 2026
    Days on Market:
    52
    Last Refresh:
    Mar 26 at 4:49 am

    Property Features for 347 Main St

    General Information

    Standard status
    Active
    Size
    6,397 SF
    Lot size
    1.17 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1860

    We can help!

    Listing Contact
    Don Minichino
    Don Minichino

    Listing agent Don Minichino License #10401333542

    Listing office KW MidHudson

    Listing date Mar 31, 2026

    Source Elliman

    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 KW MidHudson

    HighLights

    • Guaranteed lease by the United States Government (S&P Credit Rating: AA+)
    • Assumable 5.4% mortgage.
    • Significant development potential for an apartment building or hotel (up to 7 stories).
    • Recently extended federal government lease through 2034.
    • Pending 20‑year lease for 6,397 SF with a medical provider.
    • Located in a growing Central Business District.

    Overview

    Located at 347 Main Street in Poughkeepsie, this multi-tenant retail and office asset is situated on 1.17 acres within a growing Central Business District. The property offers both leasing and development opportunities. A key feature is the presence of one of three federal bankruptcy courthouses in the Southern District of New York, with the United States Government as the tenant (S&P Credit Rating: AA+). The lease, which commenced in 2005, was recently extended for an additional 10 years through 2034. The property includes a surface lot with over 80 parking spaces. While some spaces are dedicated to the court, a large portion of the lot has the potential to be developed into an apartment building or hotel with a height of up to 7 stories. There is a pending 20-year lease for 6,397 square feet with a medical provider. Additionally, the property features an assumable 5.4% mortgage.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mid Hudson Family ... Social Service Agency WellCare Health Plans Insurance Agency Leafy Honeoye, NY Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Poughkeepsie
    County
    Dutchess
    State
    New York
    Longitude
    -73.9251308
    Latitude
    41.7029876

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    FAQs

    What type of property is this?
    Mixed-use property - Multi-tenant retail/office asset with development potential in growing CBD.
    Where is this mixed-use property located?
    The property is located at 347 Main St Poughkeepsie, NY.
    What is the asking price?
    The asking price for this property is $4,400,000.
    What are key features of this property?
    This property features: Guaranteed lease by the United States Government (S&P Credit Rating: AA+); Assumable 5.4% mortgage.; Significant development potential for an apartment building or hotel (up to 7 stories).
    (845) 242-4381
    We can help!
    Listing Contact
    Don Minichino
    Don Minichino
    Real Estate License ID: 10401333542
    Learn More
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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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