Two-Story Storefront Retail
New
For Sale
Contact for pricing
39 N Main Street, Spring Valley, NY 10977
Fully leased commercial building with multiple tenants, on-site parking, and GB zoning in Spring Valley.
Property Size13,500 SF
Lot Size0.35 Acres
Price / SF$296.30
Days on Market2
Property Features for 39 N Main Street
General Information
Standard status
Active
Size
13,500 SF
Lot size
0.35 Acres
Property subtype
Commercial
Zoning
GB
Occupancy
100%
Additional Details
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$62,573
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Rand Commercial
Listed By:
Joel Gruber ([email protected])
Source:
Ridgevalleyre
Added: Aug 6
Changed: Aug 7
Last Checked: Aug 7 at 3:08AM
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 Rand Commercial
Investment Insights
Based on property information with market context.
This two-story storefront retail property contains approximately 13,500 square feet on approximately 0.35 acres. The building is 100% leased to multiple established tenants and includes on-site parking. GB zoning supports a broad range of commercial uses.
The property is located in Spring Valley within Rockland County’s established commercial corridor. Its setting includes national retailers, local businesses, and dense residential neighborhoods, providing a mix of surrounding retail and residential context.
The existing multi-tenant configuration offers an operating retail asset with diversified occupancy across the building. The property’s size, parking, zoning, and leased status provide a clear framework for evaluating its current commercial use.
The property is located in Spring Valley within Rockland County’s established commercial corridor. Its setting includes national retailers, local businesses, and dense residential neighborhoods, providing a mix of surrounding retail and residential context.
The existing multi-tenant configuration offers an operating retail asset with diversified occupancy across the building. The property’s size, parking, zoning, and leased status provide a clear framework for evaluating its current commercial use.
Key Highlights
- Approximately 13,500‑square‑foot, two‑story storefront retail building
- 100% leased to multiple established tenants
- Situated on approximately 0.35 acres
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
$190,115
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
4.75%
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%
$3,802,300
$3.8M
Cap Rate 7%
$2,715,929
$2.7M
Cap Rate 9%
$2,112,389
$2.1M
Market Conditions
NOI Build-Up for 13,500 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
$283.5K $21.00/SF
− Vacancy
−$11.9K −$0.88/SF
EGI
$271.6K $20.12/SF
− OpEx
−$81.5K −$6.04/SF
NOI
$190.1K $14.08/SF
Area
Rockland County, NY
Vacancy
4.20%
Lease Rate
$21.00 /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%
$3,802,300
Cap Rate 7%
$2,715,929
Cap Rate 9%
$2,112,389
Alternative Uses
Best Use
Retail
$2.72M
$2.38M – $3.17M
NOI $190,115 @ 7.0% cap · market cap 4.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.93M
$7.81M – $10.41M
NOI $624,814 @ 7.0% cap · market cap 15.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,521
Businesses Nearby
66k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Groceries 31%
Dining 12%
Electronics 1%
Huerto Del Eden
Groceries
20,232 visits/mo
0.2 miles
Exxon
Shops & Services
13,715 visits/mo
0.2 miles
AutoZone
Shops & Services
6,735 visits/mo
0.4 miles
Mobil
Shops & Services
6,588 visits/mo
0.4 miles
Citgo
Shops & Services
6,315 visits/mo
0.5 miles
Demographics for 10977, NY
71,049
Population
17,339
Households
4.1
Avg Household Size
24
Median Age
23%
College-Educated
77%
High-School Grad
11.3 sq mi
ZIP Area
6,288
Density / Sq Mi
$77,724
Median Household Income
$33,129
Median Earnings
$1,711
Median Rent
$602,300
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?
Storefront property - Fully leased commercial building with multiple tenants, on-site parking, and GB zoning in Spring Valley.
Where is this storefront property located?
The property is located at 39 N Main Street Spring Valley, NY.
What is the asking price?
The asking price for this property is $3,999,999.
What are key features of this property?
This property features: Approximately 13,500‑square‑foot, two‑story storefront retail building; 100% leased to multiple established tenants; Situated on approximately 0.35 acres
