Renovated Mixed-Use
New
For Sale
$1,299,000
39 W Main St, Middletown, NY 10940
Four residential apartments sit above an operating restaurant with separate commercial and residential components.
Property Size4,321 SF
Days on Market3
Property Features for 39 W Main St
General Information
Standard status
Active
Size
4,321 SF
Property subtype
Commercial
Units
Unit Mix
4 x 1BR
Multifamily Units
4
Additional Details
Floor
Ground
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$11,188
Building Details
Building Size
4,321 SF
Buildings
1
Stories
3
Listing Agency:
Keller Williams Hudson Valley Realty & United
Listed By:
Jonathon Z. Lee
(917) 747-6688
Source:
Elliman
Added: Sep 15
Last Checked: Sep 16 at 4:14PM
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 Keller Williams Hudson Valley Realty & United
Investment Insights
Based on property information with market context.
This standalone mixed-use building combines four newly renovated 1-bedroom apartments with a fully renovated restaurant on the ground floor. Each apartment includes a private kitchen, bath, and living area, creating a defined residential component above the commercial space. The restaurant is currently operating.
The property is located at 39 W Main St in Middletown, NY, next to John F. Degnan Square and within walking distance of the city bus terminal, City Hall, DMV, Police Department, Public Library, City Park, restaurants, and shops. The location also has a Walk Score of 90 and a Bike Score of 42.
The property is located at 39 W Main St in Middletown, NY, next to John F. Degnan Square and within walking distance of the city bus terminal, City Hall, DMV, Police Department, Public Library, City Park, restaurants, and shops. The location also has a Walk Score of 90 and a Bike Score of 42.
Key Highlights
- Four newly renovated 1‑bedroom apartments
- Private kitchen, bath, and living area in each apartment
- Fully renovated restaurant operating on the ground floor
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
$80,826
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
6.22%
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%
$1,616,520
$1.6M
Cap Rate 7%
$1,154,657
$1.2M
Cap Rate 9%
$898,067
$898.1K
Market Conditions
NOI Build-Up for 4,321 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
$152.4K $35.28/SF
− Vacancy
−$5.5K −$1.27/SF
EGI
$147.0K $34.01/SF
− OpEx
−$66.1K −$15.30/SF
NOI
$80.8K $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%
$1,616,520
Cap Rate 7%
$1,154,657
Cap Rate 9%
$898,067
Alternative Uses
Best Use
Apartment 5plus
$1.15M
$1.01M – $1.35M
NOI $80,826 @ 7.0% cap · market cap 6.22%
Second Best
Mixed Use
$537.5K
$470.3K – $627.1K
NOI $37,625 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,443 @ 7.0% cap · market cap 7.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,427
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 58%
Shops & Services 42%
El Azteca
Dining
3,555 visits/mo
0.4 miles
Valero Energy
Shops & Services
2,555 visits/mo
0.3 miles
Demographics for 10940, NY
52,803
Population
19,930
Households
2.6
Avg Household Size
39
Median Age
24%
College-Educated
86%
High-School Grad
63.1 sq mi
ZIP Area
837
Density / Sq Mi
$87,198
Median Household Income
$46,435
Median Earnings
$1,600
Median Rent
$301,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four residential apartments sit above an operating restaurant with separate commercial and residential components.
Where is this mixed-use property located?
The property is located at 39 W Main St Middletown, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Four newly renovated 1‑bedroom apartments; Private kitchen, bath, and living area in each apartment; Fully renovated restaurant operating on the ground floor
