Renovated Mixed-Use Live-Work
New
For Sale
$3,000,000
469 Main Street, Beacon, NY 12508
Flexible commercial and residential configuration with storefronts, private outdoor areas, and separate building systems.
Property Size6,425 SF
Price / SF$466.93
Days on Market2
Property Features for 469 Main Street
General Information
Standard status
Active
Size
6,425 SF
Total Parking Spaces
1
Property subtype
Commercial
Additional Details
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$16,053
Amenities
private back patio
rooftop deck
private parking area
gated private driveway
basement storage
Building Details
Year Built
1876
Buildings
1
Stories
3
Listing Agency:
Four Seasons Sothebys Intl
(347) 465-4457
Listed By:
Yves S. Bouzaglo (yvesbouzaglo@gmail.com)
(718) 841-9292
Source:
Harmonyhomesrealtyny
Added: Sep 18
Last Checked: Sep 18 at 6:28AM
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 Four Seasons Sothebys Intl
Investment Insights
Based on property information with market context.
Built in 1876 and fully renovated, this mixed-use property combines commercial space with a residence arranged across three levels. The commercial floor includes two storefronts, a rear office, an ADA-accessible bathroom, and an Annex with accordion doors, polished concrete floors, a bathroom, and prep kitchen. Exposed brick, reclaimed hard pine flooring, bluestone counters, original brackets, high ceilings, and oversized windows retain the building’s historic character.
The residential portion includes a kitchen, living room, two bedrooms, a reading nook, bathroom, studio space, rooftop studio, private patio, and cedar rooftop deck. Additional features include three electric meters, one water meter, natural gas furnace heating, central air on the first floor, and mini-split systems serving the upper floors and Annex. A sprinkler system, fire suppression, hardwired smoke and carbon monoxide detection, steel fire door, waterproofed basement, private parking area, gated driveway, and access to municipal parking add practical functionality.
The residential portion includes a kitchen, living room, two bedrooms, a reading nook, bathroom, studio space, rooftop studio, private patio, and cedar rooftop deck. Additional features include three electric meters, one water meter, natural gas furnace heating, central air on the first floor, and mini-split systems serving the upper floors and Annex. A sprinkler system, fire suppression, hardwired smoke and carbon monoxide detection, steel fire door, waterproofed basement, private parking area, gated driveway, and access to municipal parking add practical functionality.
Key Highlights
- 1876 mixed‑use building with commercial and residential components
- Two storefronts plus Annex with bathroom and prep kitchen
- Residence spans three levels with two bedrooms and studio spaces
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
$102,836
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
3.43%
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%
$2,056,720
$2.1M
Cap Rate 7%
$1,469,086
$1.5M
Cap Rate 9%
$1,142,622
$1.1M
Market Conditions
NOI Build-Up for 6,425 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
$175.8K $27.36/SF
− Vacancy
−$38.7K −$6.02/SF
EGI
$137.1K $21.34/SF
− OpEx
−$34.3K −$5.34/SF
NOI
$102.8K $16.01/SF
Area
Dutchess County, NY
Vacancy
22.00%
Lease Rate
$27.36 /SF/Yr
Expense Ratio
25.00%
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%
$2,056,720
Cap Rate 7%
$1,469,086
Cap Rate 9%
$1,142,622
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.71M
NOI $102,836 @ 7.0% cap · market cap 3.43%
Second Best
Retail
$1.17M
$1.03M – $1.37M
NOI $82,208 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$1.93M
$1.69M – $2.26M
NOI $135,383 @ 7.0% cap · market cap 4.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,102
Businesses Nearby
Explore this area
Business Placement
Demographics for 12508, NY
19,537
Population
8,798
Households
2.2
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
14.4 sq mi
ZIP Area
1,357
Density / Sq Mi
$88,510
Median Household Income
$59,498
Median Earnings
$1,700
Median Rent
$401,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial and residential configuration with storefronts, private outdoor areas, and separate building systems.
Where is this mixed-use property located?
The property is located at 469 Main Street Beacon, NY.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 1876 mixed‑use building with commercial and residential components; Two storefronts plus Annex with bathroom and prep kitchen; Residence spans three levels with two bedrooms and studio spaces
