Mixed-Use Property with
For Sale
$1,095,000
50 N Main Street, Spring Valley, NY 10977
Two leased units include retail-facing space, a legal commercial kitchen, parking, and access to major roadways.
Property Size4,006 SF
Lot Size0.14 Acres
Price / SF$434.18
Days on Market27
Property Features for 50 N Main Street
General Information
Standard status
Active
Size
4,006 SF
Total Parking Spaces
10
Lot size
0.14 Acres
Property subtype
Commercial
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$14,487
Building Details
Building Size
4,006 SF
Year Built
1970
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
MS Realty Group USA, Inc
(845) 367-7470
Listed By:
Aaron Gestetner
(917) 588-7425
Source:
Maurafinnegan
Added: Aug 24
Changed: Sep 18
Last Checked: Sep 18 at 3:05PM
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, with a storefront window, road frontage, and on-site parking. Built in 1970, the property includes two leased units: one with storefront exposure and another configured as a legal commercial kitchen.
Located at 50 N Main Street in Spring Valley, the property offers access to major roadways. The site may also support redevelopment into a 3-story residential building, subject to required approvals, providing an additional development consideration alongside its existing commercial configuration.
Located at 50 N Main Street in Spring Valley, the property offers access to major roadways. The site may also support redevelopment into a 3-story residential building, subject to required approvals, providing an additional development consideration alongside its existing commercial configuration.
Key Highlights
- Approximately 2,522 SF on a 6,098 SF lot
- Two leased units, including storefront space and a legal commercial kitchen
- Road frontage with storefront window 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
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Open Analytics
Current Use
Lease Details
100%
Occupancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two leased units include retail-facing space, a legal commercial kitchen, parking, and access to major roadways.
Where is this mixed-use property located?
The property is located at 50 N Main Street 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 on a 6,098 SF lot; Two leased units, including storefront space and a legal commercial kitchen; Road frontage with storefront window and on‑site parking
