Three-Story Retail Building with Meeting
4 Church Avenue Germantown, NY 12526
For Sale
$849,000
Three floors with preserved original details, previously configured with a ground-floor store and an upstairs lodge meeting room.
Property Size4,500 SF
Price / SF$188.67
Days on Market83
Property Features for 4 Church Avenue
General Information
- Standard status
- Active
- Size
- 4,500 SF
- Property subtype
- Commercial
Building Details
- Year Built
- 1870
Listing Agency:
HOUSE HUDSON VALLEY REALTY
(518) 697-9390
Listed By:
SUSAN LYNE
Source:
Corcoran
Added: May 2
Changed: Jul 21
Last Checked: Jul 22 at 9:16AM
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 HOUSE HUDSON VALLEY REALTY
Investment Insights
Based on property information with market context.
The Old Lodge is a three-story building with virtually all of its original details and features intact. The property includes now-disconnected knob-and-tube fixtures, along with heating and twentieth-century wiring that have been preserved and modernized. The interior was historically arranged with a store on the ground floor, a lodge meeting room on the top floor, and an apartment on the second floor, creating a strong foundation for conversion to uses such as an art gallery, studio, or retail space.
The building is located in the center of Germantown and is being sold together with the adjacent residential property (MLS#20262046). Commercial activity surrounds the site, including two restaurants, several galleries, and Otto’s grocery and deli.
The building is located in the center of Germantown and is being sold together with the adjacent residential property (MLS#20262046). Commercial activity surrounds the site, including two restaurants, several galleries, and Otto’s grocery and deli.
Key Highlights
- Old Lodge built in 1870 with approximately 4,000+ sq ft across three floors
- Features preserved original details and features, including knob‑and‑tube fixtures (now disconnected)
- Previously configured as a ground‑floor store, lodge meeting room on the top floor, and an apartment on the second floor
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $97.2k | $21.60 |
| − Vacancy | −$21.4k | −$4.75 |
| EGI | $75.8k | $16.85 |
| − OpEx | −$19.0k | −$4.21 |
| NOI | $56.9k | $12.64 |
4,500 SF · lease $21.60/SF/yr · vacancy 22.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$812.3K
$710.8K – $947.7K
NOI $56,862 @ 7.0% cap · market cap 6.70%
Second Best
Retail
$676.6K
$592.0K – $789.4K
NOI $47,363 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$1.11M
$974.2K – $1.30M
NOI $77,933 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Storefront properties
Similar Off Market Nearby
- ATHABOLD — 214 Main St, Germantown, NY 12526
FAQs
What type of property is this?
Storefront property - Three floors with preserved original details, previously configured with a ground-floor store and an upstairs lodge meeting room.
Where is this storefront property located?
The property is located at 4 Church Avenue Germantown, NY.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Old Lodge built in 1870 with approximately 4,000+ sq ft across three floors; Features preserved original details and features, including knob‑and‑tube fixtures (now disconnected); Previously configured as a ground‑floor store, lodge meeting room on the top floor, and an apartment on the second floor
