Mixed-Use Investment Opportunity in
For Sale
$289,900
3749 Main Street, Warrensburg, NY 12885
Income-producing mixed-use property with retail and residential units.
Property Size2,376 SF
Price / SF$122.01
Days on Market111
Property Features for 3749 Main Street
General Information
Standard status
Active
Size
2,376 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,320
Amenities
Central air
Baseboard Heating
Window Unit(s) Cooling
Listing Agency:
NEW SCOTLAND REALTY
(518) 964-2066
Listed By:
MICHAEL RIZK · License #10401379639
Source:
Corcoran
Added: May 14
Changed: Aug 31
Last Checked: Aug 31 at 6:27PM
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 NEW SCOTLAND REALTY
Investment Insights
Based on property information with market context.
This mixed-use property is located in a high-visibility, high-traffic area on the main road in Warrensburg, directly across from Dollar Tree. The property features a retail storefront currently operating as a smoke shop, and a residential apartment above. Both units are currently rented on month-to-month leases. The retail storefront is rented for $1,500 per month, and the residential apartment is also generating $1,500 per month. The property includes one parking space in the rear along with a garage. The property benefits from strong exposure in a busy commercial corridor. The property is currently operating as mixed use but is not formally zoned, presenting potential future opportunities. The property size is 2376 square feet.
Key Highlights
- High‑visibility location on the main road in Warrensburg.
- Income‑producing property with existing retail and residential tenants.
- Current total rental income of $3,000/month.
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
$22,952
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
7.92%
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%
$459,040
$459.0K
Cap Rate 7%
$327,886
$327.9K
Cap Rate 9%
$255,022
$255.0K
Market Conditions
NOI Build-Up for 2,376 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
$35.6K $15.00/SF
− Vacancy
−$2.9K −$1.20/SF
EGI
$32.8K $13.80/SF
− OpEx
−$9.8K −$4.14/SF
NOI
$23.0K $9.66/SF
Area
Warren County, NY
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$459,040
Cap Rate 7%
$327,886
Cap Rate 9%
$255,022
Alternative Uses
Best Use
Mixed Use
$421.6K
$368.9K – $491.8K
NOI $29,510 @ 7.0% cap · market cap 10.18%
Second Best
Retail
$327.9K
$286.9K – $382.5K
NOI $22,952 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$711.2K
$622.3K – $829.7K
NOI $49,782 @ 7.0% cap · market cap 17.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
28k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 96%
Dining 4%
Cumberland Farms
Shops & Services
8,389 visits/mo
0.3 miles
Dollar General
Shops & Services
7,352 visits/mo
0.1 miles
Family Dollar
Shops & Services
5,798 visits/mo
0.4 miles
Sunoco
Shops & Services
2,282 visits/mo
0.1 miles
TD Bank
Shops & Services
1,955 visits/mo
0.5 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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Income-producing mixed-use property with retail and residential units.
Where is this mixed-use property located?
The property is located at 3749 Main Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: High‑visibility location on the main road in Warrensburg.; Income‑producing property with existing retail and residential tenants.; Current total rental income of $3,000/month.
