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    Historic Victorian Mixed-Use Investment Property Title is generated by Realmo AI

    46 South Broadway, Nyack, NY 10960

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    For Sale
    $1,999,000

    Restored Victorian in Nyack with commercial space and residential units.

    Type:Commercial
    Lot size:
    0.17 Acres
    Added:
    Nov 13, 2025
    Days on Market:
    203
    Last Refresh:
    Apr 5 at 8:28 pm

    Property Features for 46 South Broadway

    General Information

    Standard status
    Active
    Lot size
    0.17 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1854

    We can help!

    Listing Contact
    NANCY M SWAAB
    NANCY M SWAAB

    Listing agent NANCY M SWAAB

    Listing office ELLIS SOTHEBY'S INTL REALTY

    Listing date Nov 13, 2025

    Source Corcoran

    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 ELLIS SOTHEBY'S INTL REALTY

    HighLights

    • Prime Village Center Location: Convenient access to amenities and attractions in the heart of Nyack.
    • Mixed‑Use Property: Combines ground‑floor commercial space with an upper‑level residential unit.
    • Historic Victorian Charm: Beautifully restored circa 1854 Victorian with a striking turret and timeless architectural details.
    • Ample Parking: Includes parking for 6 cars plus a 2‑car garage.
    • Award‑Winning Restoration: Recipient of the Rockland County Historic Preservation Merit Award for Adaptive Use.
    • Third‑Floor Apartment: Features 2 bedrooms, 1 bathroom, laundry, river views, and access to the turret.

    Overview

    This historic circa 1854 Blue Victorian, known as "Couch Court", is located in the heart of Nyack. This beautifully restored Victorian features a striking turret and timeless architectural details. Situated in the village center, this mixed-use property combines charm with modern functionality. The property offers ground-floor commercial space and an upper-level residential unit. The first floor features 5 large rooms, a fireplace, 2 half baths, hardwood floors, lots of windows, and high ceilings. The second floor has 4 rooms and a full bath. The third floor contains a 2-bedroom, 1-bathroom apartment with a large living room, laundry, river views, turret, and eat-in kitchen. A full walk-out basement provides storage. The property includes a 2-car garage and parking for 6 cars, with a paver driveway. Additional features include an alarm system, sprinkler system, front rocking chair porch, and mature landscaping. The property has a Historic Designation Marker by the Historical Society of Rockland County. The property was awarded the Rockland County Historic Preservation Merit Award for Adaptive Use in 2001, as well as awards from the Town of Orangetown and the New York State Assembly.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Nyack
    County
    Rockland
    State
    New York
    Longitude
    -73.9254
    Latitude
    41.0938

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    FAQs

    What type of property is this?
    Mixed-use property - Restored Victorian in Nyack with commercial space and residential units.
    Where is this mixed-use property located?
    The property is located at 46 South Broadway Nyack, NY.
    What is the asking price?
    The asking price for this property is $1,999,000.
    What are key features of this property?
    This property features: Prime Village Center Location: Convenient access to amenities and attractions in the heart of Nyack.; Mixed‑Use Property: Combines ground‑floor commercial space with an upper‑level residential unit.; Historic Victorian Charm: Beautifully restored circa 1854 Victorian with a striking turret and timeless architectural details.
    (845) 353-4250
    We can help!
    Listing Contact
    NANCY M SWAAB
    NANCY M SWAAB
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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