Mixed-Use Building with Loft
For Sale
$940,000
5197 Main St, South Fallsburg, NY 12779
Brick-and-stucco property combines ground-floor office space with an upper-level residence and private deck.
Property Size6,036 SF
Price / SF$155.73
Days on Market161
Property Features for 5197 Main St
General Information
Standard status
Active
Size
6,036 SF
Property subtype
Commercial
Building Details
Year Built
1926
Listing Agency:
The Maxx Group LLC
(845) 292-0000
Listed By:
Ronald D. Lindridge
Source:
Searchhomesinlongisland
Added: Mar 24
Changed: Aug 29
Last Checked: Aug 30 at 5:51PM
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 The Maxx Group LLC
Investment Insights
Based on property information with market context.
Built in 1926, this brick-and-stucco mixed-use building provides ground-floor commercial space with display windows, two entry doors, a hallway, conference rooms, office rooms, and a half bath. The larger conference room includes a mini-split air conditioner and could be reconfigured into additional office areas. A second conference room offers built-in shelving, recessed lighting, and ceiling fans.
The upper level features an open living area with wood-finish flooring, exposed beams, decorative trim, track lighting, and large windows. Its kitchen includes an island, granite countertops, wood-finish cabinetry, and stainless steel appliances. The level also contains a full bath with an oversized shower, a powder room, and a private deck with a hot tub. The property is located at 5197 Main St in South Fallsburg along State Route 42 and includes a whole-building propane generator.
The upper level features an open living area with wood-finish flooring, exposed beams, decorative trim, track lighting, and large windows. Its kitchen includes an island, granite countertops, wood-finish cabinetry, and stainless steel appliances. The level also contains a full bath with an oversized shower, a powder room, and a private deck with a hot tub. The property is located at 5197 Main St in South Fallsburg along State Route 42 and includes a whole-building propane generator.
Key Highlights
- 6,036‑square‑foot mixed‑use building constructed in 1926
- Ground‑floor display windows, two entry doors, offices, conference rooms, and half bath
- Upper‑level open living space with kitchen, full bath, powder room, and private deck
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
$84,745
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
9.02%
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%
$1,694,900
$1.7M
Cap Rate 7%
$1,210,643
$1.2M
Cap Rate 9%
$941,611
$941.6K
Market Conditions
NOI Build-Up for 6,036 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
$144.9K $24.00/SF
− Vacancy
−$31.9K −$5.28/SF
EGI
$113.0K $18.72/SF
− OpEx
−$28.2K −$4.68/SF
NOI
$84.7K $14.04/SF
Area
Sullivan County, NY
Vacancy
22.00%
Lease Rate
$24.00 /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%
$1,694,900
Cap Rate 7%
$1,210,643
Cap Rate 9%
$941,611
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,745 @ 7.0% cap · market cap 9.02%
Second Best
Retail
$1.04M
$910.7K – $1.21M
NOI $72,859 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$1.66M
$1.45M – $1.93M
NOI $115,891 @ 7.0% cap · market cap 12.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Explore this area
Business Placement
Demographics for 12779, NY
2,665
Population
1,562
Households
1.7
Avg Household Size
32
Median Age
16%
College-Educated
69%
High-School Grad
6.7 sq mi
ZIP Area
398
Density / Sq Mi
$48,914
Median Household Income
$35,884
Median Earnings
$968
Median Rent
$275,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick-and-stucco property combines ground-floor office space with an upper-level residence and private deck.
Where is this mixed-use property located?
The property is located at 5197 Main St South Fallsburg, NY.
What is the asking price?
The asking price for this property is $940,000.
What are key features of this property?
This property features: 6,036‑square‑foot mixed‑use building constructed in 1926; Ground‑floor display windows, two entry doors, offices, conference rooms, and half bath; Upper‑level open living space with kitchen, full bath, powder room, and private deck
