Historic Mixed-Use Live-Work
422 Main Street Franklin, NY 13775
422 Main Street, Franklin, NY, 13775
Contact for pricing
For Sale
Contact for pricing
Restored 1878 landmark offers two storefronts plus residential space, with extensive oversized windows and natural light throughout.
Property Size5,262 SF
Price / SF$122.58
Days on Market14
Property Features for 422 Main Street
General Information
- Standard status
- Active
- Size
- 5,262 SF
- Property subtype
- Mixed Use, Office, Retail, Industrial, Multifamily, Land
Building Details
- Year Built
- 1878
Listing agency
Keller Williams Upstate NY
Listed by
Deb Dolan · License #10401326157
Source
Crexi
Added: Jul 8 Updated: Jul 20 at 8:59PM Checked: Jul 21 at 1:44PM
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 Upstate NY
Investment Insights
Based on property information with market context.
Built in 1878 as the town’s original bank and post office, 422 Main Street is a restored historic mixed-use building with a live-work layout. The ground floor includes two expansive storefronts with soaring 11- and 12-foot ceilings, original storefront windows, poured concrete floors, partial wainscoting, and custom partitions crafted from salvaged antique windows. Two half baths serve the commercial areas, and a newly reconstructed front porch and entry reinstates the building’s historic presence on Main Street.
The upper levels provide additional flexible space with abundant natural light, including a loft-style studio wing with 10-foot ceilings and an adjoining restored two-bedroom residence. The residence features an English-inspired kitchen with beadboard walls and ceiling, antique built-ins, and a wavy-glass display cabinet, along with multiple windows framing views of the surrounding hills. The property also includes a private owner’s entrance, interior access between residential and commercial spaces, generous storage, four off-street parking spaces, and a backyard.
The rear first-floor apartment has an established rental history, and an adjoining flexible commercial space has previously operated as a cafe, antique shop, and professional office.
The upper levels provide additional flexible space with abundant natural light, including a loft-style studio wing with 10-foot ceilings and an adjoining restored two-bedroom residence. The residence features an English-inspired kitchen with beadboard walls and ceiling, antique built-ins, and a wavy-glass display cabinet, along with multiple windows framing views of the surrounding hills. The property also includes a private owner’s entrance, interior access between residential and commercial spaces, generous storage, four off-street parking spaces, and a backyard.
The rear first-floor apartment has an established rental history, and an adjoining flexible commercial space has previously operated as a cafe, antique shop, and professional office.
Key Highlights
- Restored 1878 landmark mixed‑use building with preserved architectural character in the historic village of Franklin
- Ground floor has two expansive storefronts with original storefront windows and soaring 11- and 12‑foot ceilings
- Multiple half baths serve the commercial spaces, which have been previously used for retail, gallery, studio, wellness, or creative business use
Local Financial Insights For Mixed Use
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 | $88.4k | $16.80 |
| − Vacancy | −$7.1k | −$1.34 |
| EGI | $81.3k | $15.46 |
| − OpEx | −$30.5k | −$5.80 |
| NOI | $50.8k | $9.66 |
5,262 SF · lease $16.80/SF/yr · vacancy 8.00% · expense 37.50%
Alternative Uses
Best Use
Office B
$2.21M
$1.93M – $2.58M
NOI $154,586 @ 7.0% cap · market cap 23.97%
Second Best
Retail
$1.27M
$1.11M – $1.48M
NOI $88,923 @ 7.0% cap · market cap 13.79%
Theoretical Best
Office A
$2.58M
$2.26M – $3.01M
NOI $180,718 @ 7.0% cap · market cap 28.02%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Kabinett & Kammer
Home Decor Store
Garygraham422
(Bike/Boat/Book/etc) Store
FAQs
What type of property is this?
Live-work space - Restored 1878 landmark offers two storefronts plus residential space, with extensive oversized windows and natural light throughout.
Where is this live-work space located?
The property is located at 422 Main Street Franklin, NY.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Restored 1878 landmark mixed‑use building with preserved architectural character in the historic village of Franklin; Ground floor has two expansive storefronts with original storefront windows and soaring 11- and 12‑foot ceilings; Multiple half baths serve the commercial spaces, which have been previously used for retail, gallery, studio, wellness, or creative business use
