Retail and Office Mixed-Use
For Sale
$400,000
3746 Main Street, Warrensburg, NY 12885
COMMERCIAL - Other - Warrensburg, NY
Property Size2,736 SF
Lot Size0.45 Acres
Price / SF$146.20
Days on Market180
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
Heat Pump (Heating), Electric (Heating)
Cooling system
Ductless, Wall Unit(s)
Water source
Public
Amenities
loading dock
Building Details
Year built
1963
Floors in Building
1
Flooring type
Concrete, Linoleum
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: Aug 4
Last Checked: Aug 12 at 4:06PM
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 mixed-use commercial property includes separate office space and a spacious retail area, with additional on-site power and HVAC support. The listing also notes two 200A panels, 3-phase electrical, and efficient heat pumps/ACs. A gated and fenced area of approximately 600 square feet is included, along with a loading dock in addition to the front parking.
Located at 3746 Main Street in Warrensburg, New York, the asset is described as a prior Stewarts site within a growing town referred to as the Gateway to the Adirondacks. The property is offered for sale with a current stable tenant.
The combination of retail, office, and an enclosed operations area with loading access makes the layout adaptable for continued leasing or for a new business plan within the existing configuration.
Located at 3746 Main Street in Warrensburg, New York, the asset is described as a prior Stewarts site within a growing town referred to as the Gateway to the Adirondacks. The property is offered for sale with a current stable tenant.
The combination of retail, office, and an enclosed operations area with loading access makes the layout adaptable for continued leasing or for a new business plan within the existing configuration.
Key Highlights
- Previously a Stewarts site, offering separate office space and a spacious retail area
- Two 200A panels and 3‑phase electrical power on‑site
- Efficient heat pump/AC setup with heating via electric and heat pump systems
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
Office B
$605.0K
$529.4K – $705.9K
NOI $42,353 @ 7.0% cap · market cap 10.59%
Second Best
Mixed Use
$485.4K
$424.8K – $566.4K
NOI $33,981 @ 7.0% cap · market cap 8.50%
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
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
Explore this area
Business Placement
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
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 - Mixed-use building on Main Street with separate office space and a spacious retail area plus ample parking.
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: Previously a Stewarts site, offering separate office space and a spacious retail area; Two 200A panels and 3‑phase electrical power on‑site; Efficient heat pump/AC setup with heating via electric and heat pump systems
