Mixed-Use Building with
For Sale
$799,000
43 E MAIN ST, Stony Point, NY 10980
Mixed-use building features a commercial funeral home on the ground level, with a residential apartment above, plus private parking and a detached garage.
Property Size8,371 SF
Price / SF$95.45
Days on Market184
Property Features for 43 E MAIN ST
General Information
Standard status
Active
Size
8,371 SF
Property subtype
Mixed Use
Additional Details
Business Included
Yes
Multifamily Units
1
Listing Agency:
Westchester Realty Consultants
(914) 630-5522
Listed By:
Joseph Cosentino
(914) 630-5522
Source:
Xome
Added: Feb 21
Changed: Jul 21
Last Checked: Aug 23 at 2:37AM
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.
This mixed-use property is currently operating as an established funeral home with dedicated commercial space that is described as fully functional. The building also includes a residential apartment above the commercial area, with multiple rooms and a finished walk-up attic, providing flexible space for living use or additional accommodation. Recent upgrades include new Mitsubishi heat pump and air conditioning systems for modern climate control. Additional building systems include two gas boilers and a hot water heater, along with a detached garage for storage or utility needs.
The property is located on E Main St in Stony Point, with strong visibility and accessibility noted from Main Street. A large private parking lot is available for staff and visitors.
Overall, the layout supports a two-level mixed-use configuration with on-site parking and auxiliary storage, while the commercial space is positioned for continued use or potential conversion to another professional or medical use subject to approvals.
The property is located on E Main St in Stony Point, with strong visibility and accessibility noted from Main Street. A large private parking lot is available for staff and visitors.
Overall, the layout supports a two-level mixed-use configuration with on-site parking and auxiliary storage, while the commercial space is positioned for continued use or potential conversion to another professional or medical use subject to approvals.
Key Highlights
- Mixed‑use building at 43 E Main Street in Stony Point with a commercial funeral home operating on the ground level
- Residential apartment above the commercial space, plus a finished walk‑up attic for additional flexible space
- Recent HVAC upgrades include a Mitsubishi heat pump and air conditioning systems
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
8.57%
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
Apartment 5plus
$1.96M
$1.71M – $2.29M
NOI $137,185 @ 7.0% cap · market cap 17.17%
Second Best
Mixed Use
$978.7K
$856.4K – $1.14M
NOI $68,511 @ 7.0% cap · market cap 8.57%
Theoretical Best
Specialty Retail
$5.53M
$4.84M – $6.46M
NOI $387,431 @ 7.0% cap · market cap 48.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
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 building features a commercial funeral home on the ground level, with a residential apartment above, plus private parking and a detached garage.
Where is this mixed-use property located?
The property is located at 43 E MAIN ST Stony Point, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Mixed‑use building at 43 E Main Street in Stony Point with a commercial funeral home operating on the ground level; Residential apartment above the commercial space, plus a finished walk‑up attic for additional flexible space; Recent HVAC upgrades include a Mitsubishi heat pump and air conditioning systems
