Stony Point Mixed-Use
For Sale
$750,000
43 E Main Street, Stony Point, NY 10980
Mixed-use property with commercial space and residential apartment.
Property Size8,371 SF
Days on Market154
Property Features for 43 E Main Street
General Information
Standard status
Active
Size
8,371 SF
Property subtype
Commercial
Zoning
R1
Taxes and HOA fees
Annual Taxes
$45,179
Building Details
Building Size
8,371 SF
Buildings
1
Stories
3
Units
2
Listing Agency:
Westchester Realty Consultants
(914) 630-5522
Listed By:
Joseph Cosentino
(914) 630-5522
Source:
Cohenandcohenrealty
Added: Mar 24
Changed: Aug 23
Last Checked: Aug 23 at 6:25AM
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 Westchester Realty Consultants
Investment Insights
Based on property information with market context.
Located in the heart of Stony Point, the property at 43 E Main Street is a mixed-use building currently operating as a funeral home. The commercial space is thoughtfully laid out and fully functional, suitable for continued use or potential conversion to another professional or medical use, subject to approvals. Recent upgrades include new Mitsubishi heat pump and air conditioning systems, providing efficient climate control. Above the commercial space is a spacious residential apartment featuring multiple rooms and a finished walk-up attic, offering flexible living space. Additional features include two gas boilers, a hot water heater, a large private parking lot for staff and visitors, and a detached garage for added storage. The property is located on Main Street with strong visibility and accessibility, presenting a unique opportunity to own a versatile mixed-use building in a desirable Rockland County location.
Key Highlights
- Prime mixed‑use property in a desirable Rockland County location.
- Spacious residential apartment above the commercial space offers flexible living options.
- Large private parking lot for staff and visitors.
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
$68,511
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
9.13%
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%
$1,370,220
$1.4M
Cap Rate 7%
$978,729
$978.7K
Cap Rate 9%
$761,233
$761.2K
Market Conditions
NOI Build-Up for 8,371 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
$125.6K $15.00/SF
− Vacancy
−$15.9K −$1.91/SF
EGI
$109.6K $13.10/SF
− OpEx
−$41.1K −$4.91/SF
NOI
$68.5K $8.18/SF
Area
Rockland County, NY
Vacancy
12.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,370,220
Cap Rate 7%
$978,729
Cap Rate 9%
$761,233
Alternative Uses
Best Use
Mixed Use
$978.7K
$856.4K – $1.14M
NOI $68,511 @ 7.0% cap · market cap 9.13%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.53M
$4.84M – $6.46M
NOI $387,431 @ 7.0% cap · market cap 51.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
477
Businesses Nearby
Explore this area
Business Placement
Demographics for 10980, NY
13,289
Population
5,081
Households
2.6
Avg Household Size
43
Median Age
37%
College-Educated
92%
High-School Grad
27.4 sq mi
ZIP Area
485
Density / Sq Mi
$125,333
Median Household Income
$58,306
Median Earnings
$1,748
Median Rent
$475,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with commercial space and residential apartment.
Where is this mixed-use property located?
The property is located at 43 E Main Street Stony Point, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Prime mixed‑use property in a desirable Rockland County location.; Spacious residential apartment above the commercial space offers flexible living options.; Large private parking lot for staff and visitors.
