Mixed-Use Hotel and Retail
For Sale
Contact for pricing
422-430 Main St, Beacon, NY 12508
Two adjacent buildings include a renovated hotel with studio apartments, a historic SRO, three ground-floor retail spaces, and a street-level restaurant with a back terrace.
Property Size17,564 SF
Price / SF$384.31
Days on Market159
Property Features for 422-430 Main St
General Information
Standard status
Active
Size
17,564 SF
Property subtype
Retail, Multifamily, Mixed Use
Zoning
GB
Investment Type
Redevelopment
Additional Details
Multifamily Units
40
Building Details
Year Built
1960
Year Renovated
2022
Buildings
2
Units
38
Tenancy
Multi
Listing Agency:
Avison Young - Fairfield Westchester
Listed By:
Will Suarez · License #CT REB.0793144
(203) 273-2036
Source:
Crexi
Added: Mar 30
Changed: Aug 21
Last Checked: Aug 29 at 9:34PM
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 Avison Young - Fairfield Westchester
Investment Insights
Based on property information with market context.
This mixed-use, two-building property features Building A as a renovated hotel with 12 modern studio apartments, plus Building B as a historic SRO with 28 single rooms. The ground floor includes three retail spaces, and there is also a restaurant on street level with a terrace located in the back.
The buildings are located at 422–430 Main St in Beacon, New York.
The overall configuration supports multiple income streams with residential units across both buildings and complementary street-level retail and restaurant space.
The buildings are located at 422–430 Main St in Beacon, New York.
The overall configuration supports multiple income streams with residential units across both buildings and complementary street-level retail and restaurant space.
Key Highlights
- Two adjacent buildings with multiple income‑producing components
- Building A: renovated hotel with 12 modern studio apartments
- Building B: historic SRO with 28 single rooms
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
$301,746
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
4.47%
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%
$6,034,920
$6.0M
Cap Rate 7%
$4,310,657
$4.3M
Cap Rate 9%
$3,352,733
$3.4M
Market Conditions
NOI Build-Up for 17,564 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
$577.5K $32.88/SF
− Vacancy
−$28.9K −$1.64/SF
EGI
$548.6K $31.24/SF
− OpEx
−$246.9K −$14.06/SF
NOI
$301.7K $17.18/SF
Area
Dutchess County, NY
Vacancy
5.00%
Lease Rate
$32.88 /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%
$6,034,920
Cap Rate 7%
$4,310,657
Cap Rate 9%
$3,352,733
Alternative Uses
Best Use
Apartment 5plus
$4.31M
$3.77M – $5.03M
NOI $301,746 @ 7.0% cap · market cap 4.47%
Second Best
Retail
$3.21M
$2.81M – $3.75M
NOI $224,732 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$5.29M
$4.63M – $6.17M
NOI $370,095 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
40
Residential units
Location Intelligence
Trade Area within ½ mile
1,245
Businesses Nearby
Explore this area
Business Placement
Demographics for 12508, NY
19,537
Population
8,798
Households
2.2
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
14.4 sq mi
ZIP Area
1,357
Density / Sq Mi
$88,510
Median Household Income
$59,498
Median Earnings
$1,700
Median Rent
$401,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Two adjacent buildings include a renovated hotel with studio apartments, a historic SRO, three ground-floor retail spaces, and a street-level restaurant with a back terrace.
Where is this apartment building located?
The property is located at 422-430 Main St Beacon, NY.
What is the asking price?
The asking price for this property is $6,750,000.
What are key features of this property?
This property features: Two adjacent buildings with multiple income‑producing components; Building A: renovated hotel with 12 modern studio apartments; Building B: historic SRO with 28 single rooms
