Mixed-Use Property with Commercial
New
For Sale
$1,095,000
Pending
50 N Main St, Spring Valley, NY 10977
Two-unit commercial property with storefront exposure, on-site parking, and a legal commercial kitchen.
Property Size4,006 SF
Lot Size0.14 Acres
Days on Market3
Property Features for 50 N Main St
General Information
Standard status
Pending
Size
4,006 SF
Lot size
0.14 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,487
Building Details
Building Size
4,006 SF
Year Built
1970
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
MS Realty Group USA, Inc
(917) 588-7425
Listed By:
Aaron Gestetner
(917) 588-7425
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 7:42AM
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 MS Realty Group USA, Inc
Investment Insights
Based on property information with market context.
This mixed-use property contains approximately 2,522 SF on a 6,098 SF lot and was built in 1970. The layout includes two commercial units, with one space operating as a storefront and the other configured as a legal commercial kitchen. Storefront glazing, road frontage, and on-site parking add practical features for commercial occupancy.
The property is located at 50 N Main St in Spring Valley, NY, with access to major roadways. Walk Score is 70 and BikeScore is 32, reflecting a somewhat walkable and somewhat bikeable setting. One unit is leased, while the second unit is identified for commercial kitchen use.
The property is located at 50 N Main St in Spring Valley, NY, with access to major roadways. Walk Score is 70 and BikeScore is 32, reflecting a somewhat walkable and somewhat bikeable setting. One unit is leased, while the second unit is identified for commercial kitchen use.
Key Highlights
- Approximately 2,522 SF mixed‑use property on a 6,098 SF lot
- Two commercial units, including a legal commercial kitchen
- Storefront window, road frontage, and on‑site parking
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
$35,516
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
3.24%
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%
$710,320
$710.3K
Cap Rate 7%
$507,371
$507.4K
Cap Rate 9%
$394,622
$394.6K
Market Conditions
NOI Build-Up for 2,522 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
$53.0K $21.00/SF
− Vacancy
−$2.2K −$0.88/SF
EGI
$50.7K $20.12/SF
− OpEx
−$15.2K −$6.04/SF
NOI
$35.5K $14.08/SF
Area
Rockland County, NY
Vacancy
4.20%
Lease Rate
$21.00 /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%
$710,320
Cap Rate 7%
$507,371
Cap Rate 9%
$394,622
Alternative Uses
Best Use
Specialty Retail
$1.67M
$1.46M – $1.95M
NOI $116,724 @ 7.0% cap · market cap 10.66%
Second Best
Retail
$507.4K
$444.0K – $591.9K
NOI $35,516 @ 7.0% cap · market cap 3.24%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,348
Businesses Nearby
23k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 92%
Electronics 8%
Chase Bank
Shops & Services
9,171 visits/mo
0.5 miles
Shell
Shops & Services
6,607 visits/mo
0.3 miles
KeyBank
Shops & Services
3,024 visits/mo
0.4 miles
Citgo
Shops & Services
2,563 visits/mo
0.3 miles
Verizon
Electronics
1,793 visits/mo
0.4 miles
Demographics for 10977, NY
71,049
Population
17,339
Households
4.1
Avg Household Size
24
Median Age
23%
College-Educated
77%
High-School Grad
11.3 sq mi
ZIP Area
6,288
Density / Sq Mi
$77,724
Median Household Income
$33,129
Median Earnings
$1,711
Median Rent
$602,300
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?
Mixed-use property - Two-unit commercial property with storefront exposure, on-site parking, and a legal commercial kitchen.
Where is this mixed-use property located?
The property is located at 50 N Main St Spring Valley, NY.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Approximately 2,522 SF mixed‑use property on a 6,098 SF lot; Two commercial units, including a legal commercial kitchen; Storefront window, road frontage, and on‑site parking
