Prime Market and Deli
For Sale
$995,000
4 Oscawana Lake Road, Putnam Valley, NY 10579
4,600 SF market and deli in Putnam Valley center.
Property Size4,600 SF
Price / SF$216.30
Days on Market180
Property Features for 4 Oscawana Lake Road
General Information
Standard status
Active
Size
4,600 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$16,260
Amenities
Central air
Central Air Cooling
Ducts Heating
Forced Air Heating
Natural Gas Heating
Listing Agency:
MCGRATH PREMIER REAL ESTATE
(914) 666-7792
Listed By:
CLAYTON C. LIVINGSTON · License #30LI0772064
Source:
Corcoran
Added: Feb 21
Changed: Aug 8
Last Checked: Aug 20 at 4:57AM
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 MCGRATH PREMIER REAL ESTATE
Investment Insights
Based on property information with market context.
This 4,600 square foot market and deli is located in the center of Putnam Valley, New York. The property is situated at the town’s key crossroads, offering high visibility and constant traffic. The property is a turnkey location with a fully equipped market and deli setup, a spacious interior layout, and outdoor seating. This property presents an investment opportunity to own or operate a market and deli.
Key Highlights
- Prime location at the key crossroads in Putnam Valley, offering high visibility and constant traffic.
- Turnkey market and deli setup, fully equipped for immediate operation.
- Spacious 4,600 square foot interior layout.
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
$74,575
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
7.49%
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%
$1,491,500
$1.5M
Cap Rate 7%
$1,065,357
$1.1M
Cap Rate 9%
$828,611
$828.6K
Market Conditions
NOI Build-Up for 4,600 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
$110.4K $24.00/SF
− Vacancy
−$3.9K −$0.84/SF
EGI
$106.5K $23.16/SF
− OpEx
−$32.0K −$6.95/SF
NOI
$74.6K $16.21/SF
Area
Putnam County, NY
Vacancy
3.50%
Lease Rate
$24.00 /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%
$1,491,500
Cap Rate 7%
$1,065,357
Cap Rate 9%
$828,611
Alternative Uses
Best Use
Specialty Retail
$3.04M
$2.66M – $3.55M
NOI $212,900 @ 7.0% cap · market cap 21.40%
Second Best
Retail
$1.07M
$932.2K – $1.24M
NOI $74,575 @ 7.0% cap · market cap 7.49%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
4k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
3,816 visits/mo
0.2 miles
Demographics for 10579, NY
8,633
Population
3,642
Households
2.4
Avg Household Size
45
Median Age
47%
College-Educated
96%
High-School Grad
34.7 sq mi
ZIP Area
249
Density / Sq Mi
$135,893
Median Household Income
$58,367
Median Earnings
$2,723
Median Rent
$515,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Ragam — 4 Oscawana Lake Rd, Putnam Valley, NY 10579
- Putnam Valley Lizzies — 4 Oscawana Lake Rd, Putnam Valley, NY 10579
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - 4,600 SF market and deli in Putnam Valley center.
Where is this grocery and convenience store located?
The property is located at 4 Oscawana Lake Road Putnam Valley, NY.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Prime location at the key crossroads in Putnam Valley, offering high visibility and constant traffic.; Turnkey market and deli setup, fully equipped for immediate operation.; Spacious 4,600 square foot interior layout.
