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    Historic Chatham Mixed-Use Building Title is generated by Realmo AI

    35 Main Street, Chatham, NY 12037

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    Claim this Listing
    Pending
    $1,200,000

    COMMERCIAL - Chatham, NY

    Property size:
    6,324 SF
    Lot size:
    0.07 Acres
    Added:
    Apr 11, 2026
    Days on Market:
    36
    Last Refresh:
    May 16 at 10:06 pm

    Property Features for 35 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Com 1 mixed use
    Bathrooms
    6
    Rooms
    Bathroom 6, Bathroom 4, Bathroom 2, Bathroom 5, Bathroom 1, Bathroom 3
    Standard status
    Pending
    APN
    66.10-1-35
    Size
    6,324 SF
    Lot size
    0.07 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8340

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Propane (Heating), Forced Air
    Water source
    Public

    Building Details

    Year built
    1900

    We can help!

    Listing Contact
    Melissa Cox

    Listing agent Melissa Cox

    Listing office Keller Williams Realty HV Nort 15 Taylor Street, Kingston, NY

    Listing date Apr 11, 2026

    MLS# 20261518

    Copyright © 2026 Hudson Valley Catskill Region MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High CAP Rate: Exceeds 9% based on current rents, offering a strong return on investment.
    • Significant Rental Income: Generates $129,600 in annual rents.
    • Prime Location: Situated on Main Street in the heart of Chatham, benefiting from high foot traffic.
    • Fully Occupied: Four apartments and two commercial storefronts are currently occupied.
    • Tenant Responsibility for Utilities: Tenants cover all utility costs, reducing owner expenses.
    • Historic Building: A three‑story brick building with established presence (formerly Brown's Shoe Store).

    Overview

    This historic three-story brick building is located in the heart of Chatham. Formerly Brown's Shoe Store, the property features two commercial storefronts and four fully occupied apartments. Situated on Main Street, the location benefits from high foot traffic and a diverse range of established businesses. The building generates $129,600 in annual rents, with tenants responsible for all utilities. The property has a CAP rate exceeding 9 points based on current rents. The building size is 6,324 square feet and the lot size is 0.07 acres. The zoning is Com 1 mixed use.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $739.6K
    NOI $66,561 @ 9.00% cap · cautious / downside scenario
    Moderate
    $950.9K
    NOI $66,561 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.33M
    NOI $66,561 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $106.2k $16.80
    − Vacancy −$11.2k −$1.76
    EGI $95.1k $15.04
    − OpEx −$28.5k −$4.51
    NOI $66.6k $10.53
    6,324 SF · lease $16.80/SF/yr · vacancy 10.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $950.9K
    $832.0K – $1.11M (±1% cap)
    NOI $66,561 @ 7.0% cap · market cap 5.55%
    Second Best
    Apartment 5plus
    $849.7K
    $743.5K – $991.3K (±1% cap)
    NOI $59,477 @ 7.0% cap · market cap 4.96%
    Theoretical Best
    Office A
    $1.56M
    $1.37M – $1.83M (±1% cap)
    NOI $109,522 @ 7.0% cap · market cap 9.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Chatham
    County
    Columbia
    State
    New York
    Longitude
    -73.595598
    Latitude
    42.36283

    Nearby Similar for Sale

    • $329,000
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      View Details
    • $1,200,000
      6,324 SF

      Historic Chatham Mixed-Use Building

      Three-story brick building with commercial storefronts and apartments.
      35 Main Street, Chatham, NY 12037
      View Details
    • $299,000
      2,389 SF

      Chatham Multifamily Investment Opportunity

      Fully occupied three-unit building near Chatham's Main Street.
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      View Details
    • Contact for pricing
      2,100 SF

      Retail Space in Chatham Plaza

      2100 SF retail space in active shopping plaza.
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      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Three-story building with commercial storefronts and occupied apartments.
    Where is this mixed-use property located?
    The property is located at 35 Main Street Chatham, NY.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: High CAP Rate: Exceeds 9% based on current rents, offering a strong return on investment.; Significant Rental Income: Generates $129,600 in annual rents.; Prime Location: Situated on Main Street in the heart of Chatham, benefiting from high foot traffic.
    (631) 664-4712
    We can help!
    Listing Contact
    Melissa Cox
    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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