Two-Unit Retail
For Sale
$499,000
43 Violet Avenue, Poughkeepsie, NY 12601
Recently upgraded retail property with one vacant unit and a second space containing a full kitchen.
Property Size2,992 SF
Days on Market77
Property Features for 43 Violet Avenue
General Information
Standard status
Active
Size
2,992 SF
Property subtype
Commercial
Zoning
BN
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Furnished
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$8,673
Building Details
Building Size
2,992 SF
Tenancy
Multi
Listing Agency:
Win Morrison Realty
(914) 388-3334
Listed By:
Winton J Morrison · License #37MO0764882
(914) 388-3334
Source:
Professionalchoicerealty
Added: Jun 15
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 Win Morrison Realty
Investment Insights
Based on property information with market context.
This BN-zoned retail property includes two units with distinct operating configurations. Unit 1 is vacant, while Unit 2 currently operates as an ice cream shop and includes a full kitchen. Furniture, fixtures, and equipment are included in the sale.
Recent improvements include the roof, siding, electrical system, and paved parking area. The property accommodates 15+ vehicles and is accessible from Route 9, Route 55, and Route 44. Reported traffic exceeds 7,500 cars per day. Updated Safety Data Sheets are also included among the recent upgrades.
Recent improvements include the roof, siding, electrical system, and paved parking area. The property accommodates 15+ vehicles and is accessible from Route 9, Route 55, and Route 44. Reported traffic exceeds 7,500 cars per day. Updated Safety Data Sheets are also included among the recent upgrades.
Key Highlights
- Two retail units with one currently vacant
- Unit 2 operates as an ice cream shop with a full kitchen
- Furniture, fixtures, and equipment included in the sale
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
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
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?
Retail space - Recently upgraded retail property with one vacant unit and a second space containing a full kitchen.
Where is this retail space 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 retail units with one currently vacant; Unit 2 operates as an ice cream shop with a full kitchen; Furniture, fixtures, and equipment included in the sale
