Mixed-Use Property with Office
For Sale
$579,000
36 E Main Street, Washingtonville, NY 10992
Commercial Sale, Washingtonville, NY
Property Size2,170 SF
Lot Size0.59 Acres
Price / SF$266.82
Days on Market63
Property Features for 36 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking
15
Parking features
Parking Lot
Basement
Full
Lot features
Level
Elementary school
Taft Elementary School
Middle school
Washingtonville Middle School
High school
Washingtonville Senior High School
Elementary school district
Washingtonville
Middle school district
Washingtonville
High school district
Washingtonville
Directions
Route 94/East Main Street in Washingtonville. Next to Washingtonville Police Station.
Standard status
Active
APN
332001-107-000-0003-015.000-0000
Lot size
0.59 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
18744
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1850
Floors in Building
1
Number of units
2
Building materials
Brick
Listing Agency:
Hudson Heritage Realty
(845) 497-7717
Listed By:
Carole M McCann · License #31MC0834769
(845) 656-1651
Added: Jun 29
Changed: Aug 19
Last Checked: Aug 30 at 2:06PM
MLS# 1019616
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.
This brick mixed-use property combines a 2,170-square-foot office building with a separate 1,700-square-foot residential unit on 0.5948 acres. The office component includes multiple individual office areas, 3 baths, a full basement, and a full walk-up attic. It is currently occupied by an insurance company under a long-term lease.
The residential component provides 3 bedrooms and 2 baths. Located on Main Street and adjacent to the Village police department, the property also includes a parking lot. Built in 1850, it has natural gas heating, wall/window and window-unit cooling, public water, public sewer, and cable availability.
The residential component provides 3 bedrooms and 2 baths. Located on Main Street and adjacent to the Village police department, the property also includes a parking lot. Built in 1850, it has natural gas heating, wall/window and window-unit cooling, public water, public sewer, and cable availability.
Key Highlights
- 2,170‑square‑foot office building with multiple individual office areas and 3 baths
- Office space includes a full basement and full walk‑up attic
- Current insurance company occupancy under a long‑term lease
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
$40,591
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
7.01%
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%
$811,820
$811.8K
Cap Rate 7%
$579,871
$579.9K
Cap Rate 9%
$451,011
$451.0K
Market Conditions
NOI Build-Up for 2,170 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
$76.6K $35.28/SF
− Vacancy
−$2.8K −$1.27/SF
EGI
$73.8K $34.01/SF
− OpEx
−$33.2K −$15.30/SF
NOI
$40.6K $18.71/SF
Area
Orange County, NY
Vacancy
3.60%
Lease Rate
$35.28 /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%
$811,820
Cap Rate 7%
$579,871
Cap Rate 9%
$451,011
Alternative Uses
Best Use
Apartment 5plus
$579.9K
$507.4K – $676.5K
NOI $40,591 @ 7.0% cap · market cap 7.01%
Second Best
Office B
$518.7K
$453.9K – $605.2K
NOI $36,310 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$735.0K
$643.1K – $857.5K
NOI $51,447 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Explore this area
Business Placement
Demographics for 10992, NY
9,301
Population
3,559
Households
2.6
Avg Household Size
44
Median Age
30%
College-Educated
91%
High-School Grad
11.3 sq mi
ZIP Area
823
Density / Sq Mi
$113,450
Median Household Income
$51,769
Median Earnings
$1,438
Median Rent
$389,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick mixed-use property with leased office space and a separate residential unit.
Where is this mixed-use property located?
The property is located at 36 E Main Street Washingtonville, NY.
What is the asking price?
The asking price for this property is $579,000.
What are key features of this property?
This property features: 2,170‑square‑foot office building with multiple individual office areas and 3 baths; Office space includes a full basement and full walk‑up attic; Current insurance company occupancy under a long‑term lease
