Two-Unit Restaurant Building with
For Sale
$499,000
43 Violet Avenue, Poughkeepsie, NY 12601
Commercial Sale, Poughkeepsie, NY
Property Size2,992 SF
Lot Size0.44 Acres
Price / SF$166.78
Days on Market92
Property Features for 43 Violet Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial B2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Elementary school district
Hyde Park Central School District
Middle school district
Hyde Park Central School District
High school district
Hyde Park Central School District
Directions
Navigation to 43 Violet, Poughkeepsie, NY
Subdivision
Dutchess
Standard status
Active
APN
134689-6162-10-463631-0000
Size
2,992 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Annual Amount
8673
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Natural Gas
Cooling system
Central Air, Heat Pump
Building Details
Year built
1986
Building materials
Frame
Listing Agency:
Win Morrison Realty-K
(845) 339-9999
Listed By:
Jing Zheng
(845) 389-0285
Added: May 20
Changed: Aug 19
Last Checked: Aug 19 at 9:06PM
MLS# 20262581
Copyright © 2026 Hudson Valley Catskill Region MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit restaurant building offers flexible commercial use with Unit 1 currently vacant and Unit 2 operating as an ice cream shop with a full kitchen. The sale includes furniture, fixtures, and equipment associated with Unit 2. The property sits on a 0.44-acre lot and contains 2,992 square feet. Constructed with frame materials and built in 1986, the building is heated with a heat pump and natural gas and cooled with heat pump and central air. Upgrades completed recently include new Safety Data Sheets, a paved parking lot for 15+ vehicles, and improvements to the roof, siding, and electric system.
The property is easily accessible from Route 9, Route 55, and Route 44, with 7,500+ cars per day. The site connects to public sewer.
The property is easily accessible from Route 9, Route 55, and Route 44, with 7,500+ cars per day. The site connects to public sewer.
Key Highlights
- Two units, with Unit 1 vacant and Unit 2 operating as an ice cream shop with a full kitchen
- Included in sale: furniture, fixtures and equipment
- Paved parking lot for 15+ vehicles
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
$38,283
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
7.67%
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%
$765,660
$765.7K
Cap Rate 7%
$546,900
$546.9K
Cap Rate 9%
$425,367
$425.4K
Market Conditions
NOI Build-Up for 2,992 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
$57.1K $19.08/SF
− Vacancy
−$2.4K −$0.80/SF
EGI
$54.7K $18.28/SF
− OpEx
−$16.4K −$5.48/SF
NOI
$38.3K $12.80/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
30.00%
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%
$765,660
Cap Rate 7%
$546,900
Cap Rate 9%
$425,367
Alternative Uses
Best Use
Specialty Retail
$773.9K
$677.2K – $902.9K
NOI $54,174 @ 7.0% cap · market cap 10.86%
Second Best
Retail
$546.9K
$478.5K – $638.1K
NOI $38,283 @ 7.0% cap · market cap 7.67%
Theoretical Best
Office A
$900.6K
$788.1K – $1.05M
NOI $63,045 @ 7.0% cap · market cap 12.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7,500 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12601, NY
44,264
Population
17,972
Households
2.5
Avg Household Size
35
Median Age
30%
College-Educated
88%
High-School Grad
18.3 sq mi
ZIP Area
2,419
Density / Sq Mi
$64,769
Median Household Income
$37,259
Median Earnings
$1,376
Median Rent
$275,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Two units zoned Commercial B2 with paved parking for 15+ vehicles and a full kitchen in Unit 2.
Where is this conventional restaurant located?
The property is located at 43 Violet Avenue Poughkeepsie, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two units, with Unit 1 vacant and Unit 2 operating as an ice cream shop with a full kitchen; Included in sale: furniture, fixtures and equipment; Paved parking lot for 15+ vehicles
