Mixed-Use Property with Office
For Sale
$579,000
36 MAIN ST, Warwick, NY 10992
Office and residential components provide separate commercial and rental-use functions in one property.
Property Size2,170 SF
Price / SF$266.82
Days on Market65
Property Features for 36 MAIN ST
General Information
Standard status
Active
Size
2,170 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$18,744
Amenities
Window/Wall Unit
3
Parking.
15 Parking Spaces. Lot.
Level
Level.
Building Details
Year Built
1850
Buildings
2
Building Size
2,170 SF
Tenancy
Single
Listing Agency:
Hudson Heritage Realty
(845) 656-1651
Listed By:
Carole McCann · License #31MC0834769
(845) 656-1651
Source:
Xome
Added: Jun 27
Changed: Aug 30
Last Checked: Aug 30 at 2:50PM
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 Hudson Heritage Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines a 2,170-square-foot office building with a separate 1,700-square-foot residential unit. The office component contains multiple individual office areas and is occupied by an insurance company under a long-term lease. The residential unit includes three bedrooms and two bathrooms, creating a distinct living component alongside the commercial space.
The property is situated on Main Street and is adjacent to the village police department. Site features include a level lot and 15 parking spaces. Built in 1850, the property also includes window/wall unit cooling or heating equipment.
The property is situated on Main Street and is adjacent to the village police department. Site features include a level lot and 15 parking spaces. Built in 1850, the property also includes window/wall unit cooling or heating equipment.
Key Highlights
- 2,170‑square‑foot office building with multiple individual office areas
- Separate 1,700‑square‑foot residential unit with 3 bedrooms and 2 bathrooms
- Office space occupied by an insurance company 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
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
954
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 - Office and residential components provide separate commercial and rental-use functions in one property.
Where is this mixed-use property located?
The property is located at 36 MAIN ST Warwick, 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; Separate 1,700‑square‑foot residential unit with 3 bedrooms and 2 bathrooms; Office space occupied by an insurance company under a long‑term lease
