Listing Agency: Howard Hanna Capital Inc t***@howardhanna.com Show Phone

Listed By: Teri Kraszewski · License #10301218804 Show Phone

Source: Exprealty

Added: Aug 4 Changed: Aug 17 Last Checked: Aug 19 at 11:31AM

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Investment Insights

Based on property information with market context.

This mixed-use property pairs a three-bedroom ranch residence with an attached commercial area formerly operated as a flower shop. The home includes hardwood flooring, an updated kitchen, an updated full bathroom, and a spacious living room with vaulted ceilings. The attached space can accommodate a small business, workshop, or studio, subject to verification of permitted uses.

The property occupies a 0.41-acre lot at 401 Hudson Ave in Stillwater, New York, and is zoned B-2 General Business District. Its combined residential and commercial configuration provides a work-from-home format with existing improvements suited to both living and business functions.

Key Highlights

• B‑2 General Business District zoning
• Attached commercial space formerly used as a flower shop
• Three‑bedroom ranch residence

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

$24,132

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

6.44%

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%

$482,640 $482.6K

Cap Rate 7%

$344,743 $344.7K

Cap Rate 9%

$268,133 $268.1K

Market Conditions

NOI Build-Up for 1,784 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

$38.5K $21.60/SF

− Vacancy

−$6.4K −$3.56/SF

EGI

$32.2K $18.04/SF

− OpEx

−$8.0K −$4.51/SF

NOI

$24.1K $13.53/SF

Area

Saratoga County, NY

Vacancy

16.50%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

25.00%

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%

$482,640

Cap Rate 7%

$344,743

Cap Rate 9%

$268,133

Alternative Uses

Best Use

Office B

$344.7K

$301.7K – $402.2K (±1% cap)

NOI $24,132 @ 7.0% cap · market cap 6.44%

Second Best

Mixed Use

$309.7K

$271.0K – $361.3K (±1% cap)

NOI $21,676 @ 7.0% cap · market cap 5.78%

Theoretical Best

Office A

$534.0K

$467.2K – $623.0K (±1% cap)

NOI $37,378 @ 7.0% cap · market cap 9.97%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Live-work space

Suggested Use

Top Pick Real Estate Agency HVAC Service Law Firm Bakery (Bike/Boat/Book/etc) Store Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

30

Businesses Nearby

Explore this area Business Placement

Demographics for 12170, NY

4,964

Population

2,327

Households

2.1

Avg Household Size

44

Median Age

24%

College-Educated

91%

High-School Grad

31.6 sq mi

ZIP Area

157

Density / Sq Mi

$100,469

Median Household Income

$53,998

Median Earnings

$1,246

Median Rent

$252,500

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - B-2 zoning supports a combined residential and commercial setup with dedicated space for business, studio, or workshop use.

Where is this mixed-use property located?

The property is located at 401 Hudson Ave Stillwater, NY.

What is the asking price?

The asking price for this property is $375,000.

What are key features of this property?

This property features: B‑2 General Business District zoning; Attached commercial space formerly used as a flower shop; Three‑bedroom ranch residence