Mixed-Use Property with Loading
For Sale
$400,000
3746 Main Street, Warrensburg, NY 12885
Commercial Sale, Warrensburg, NY
Property Size2,736 SF
Lot Size0.45 Acres
Price / SF$146.20
Days on Market226
Property Features for 3746 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking
8
Parking features
Off Street
Lot features
Level
Elementary school
Warrensburg
High school
Warrensburg
Elementary school district
Warrensburg
Middle school district
Warrensburg
High school district
Warrensburg
Directions
From I87N: Take exit 23 toward Warrensburg, left onto Diamond Point-Bakers Crossing Rd toward Warrensburg/Stony Creek, right onto US-9 - turn right, destination on the left
Standard status
Active
APN
524000 211.13-3-38
Size
2,736 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Annual Amount
4640
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Heat Pump (Heating)
Cooling system
Ductless, Wall Unit(s)
Water source
Public
Amenities
separate office space
spacious retail area
ample parking
two 200A panels
3 phase electrical
efficient heat pumps/ACs
gated and fenced area
loading dock
Building Details
Year built
1963
Floors in Building
1
Flooring type
Linoleum, Concrete
Building materials
Brick Veneer
Roof type
Rolled Hot Mop
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Dragos Minciunescu · License #10301219707
(518) 683-5458
Added: Feb 13
Changed: Sep 12
Last Checked: Sep 27 at 3:06AM
MLS# 202611990
Copyright © 2026 Global MLS, Inc. 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 2,736-square-foot mixed-use property sits on 0.45 acres and combines separate office space with a substantial retail area. The 1963 building has brick veneer construction, linoleum and concrete flooring, electric heat pump systems, ductless and wall-unit cooling, and a rolled hot-mop roof. A current tenant occupies the property, offering an existing leasing configuration for an owner or investor to evaluate.
The site includes off-street parking, public water, and a septic tank. A gated and fenced area of approximately 600 square feet is positioned beside the front parking and includes a loading dock. Electrical infrastructure consists of two 200A panels and 3-phase service. Located at 3746 Main Street in Warrensburg, the property is zoned Commercial.
The site includes off-street parking, public water, and a septic tank. A gated and fenced area of approximately 600 square feet is positioned beside the front parking and includes a loading dock. Electrical infrastructure consists of two 200A panels and 3-phase service. Located at 3746 Main Street in Warrensburg, the property is zoned Commercial.
Key Highlights
- 2,736‑square‑foot mixed‑use building on 0.45 acres
- Separate office area and spacious retail area
- Two 200A panels with 3‑phase electrical service
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
$33,981
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
8.50%
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%
$679,620
$679.6K
Cap Rate 7%
$485,443
$485.4K
Cap Rate 9%
$377,567
$377.6K
Market Conditions
NOI Build-Up for 2,736 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
$59.1K $21.60/SF
− Vacancy
−$4.7K −$1.73/SF
EGI
$54.4K $19.87/SF
− OpEx
−$20.4K −$7.45/SF
NOI
$34.0K $12.42/SF
Area
Warren County, NY
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$679,620
Cap Rate 7%
$485,443
Cap Rate 9%
$377,567
Alternative Uses
Best Use
Mixed Use
$485.4K
$424.8K – $566.4K
NOI $33,981 @ 7.0% cap · market cap 8.50%
Second Best
Retail
$377.6K
$330.4K – $440.5K
NOI $26,430 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$818.9K
$716.6K – $955.4K
NOI $57,325 @ 7.0% cap · market cap 14.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
85k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 32%
Groceries 20%
McDonald's
Dining
25,407 visits/mo
0.4 miles
Price Chopper Supermarkets
Groceries
17,377 visits/mo
0.5 miles
Dunkin' Donuts
Dining
13,417 visits/mo
0.4 miles
Cumberland Farms
Shops & Services
8,389 visits/mo
0.4 miles
Dollar General
Shops & Services
7,352 visits/mo
0.2 miles
Demographics for 12885, NY
4,371
Population
2,724
Households
1.6
Avg Household Size
46
Median Age
17%
College-Educated
84%
High-School Grad
80.3 sq mi
ZIP Area
54
Density / Sq Mi
$65,454
Median Household Income
$49,245
Median Earnings
$1,042
Median Rent
$149,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and retail areas are supported by dedicated electrical capacity, off-street parking, and a fenced service area.
Where is this mixed-use property located?
The property is located at 3746 Main Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,736‑square‑foot mixed‑use building on 0.45 acres; Separate office area and spacious retail area; Two 200A panels with 3‑phase electrical service
