Mixed-Use Property with
For Sale
$769,000
544 Route 6, Mahopac, NY 10541
Commercial space and an upper residential apartment support owner occupancy or separate leasing arrangements.
Property Size2,780 SF
Days on Market74
Property Features for 544 Route 6
General Information
Standard status
Active
Size
2,780 SF
Property subtype
Commercial
Zoning
C
Site & Location
Traffic Count
17,307 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$8,246
Amenities
large storage structure
Building Details
Building Size
2,780 SF
Buildings
1
Stories
3
Listing Agency:
RE/MAX Classic Realty
(845) 206-1856
Listed By:
Stephanie Ruzzo · License #10401339434
(845) 206-1856
Source:
Cohenandcohenrealty
Added: May 27
Changed: Aug 7
Last Checked: Aug 7 at 3:21AM
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 RE/MAX Classic Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines a commercial unit with an upper residential apartment. The commercial area provides more than 1,700 square feet arranged across connected rooms, including a showroom with angled ceilings, a central room with decorative ceiling tile and a half bath, and another room with a separate street-facing entrance. A large storage structure adds on-site capacity for inventory, equipment, or supplies. The two-level apartment includes more than 1,000 square feet, two bedrooms that live like three, hardwood floors, arched doorways, a stone fireplace, an updated bathroom with walk-in shower, and a private deck.
Positioned at 544 Route 6 in Mahopac, the property benefits from approximately 17,307 vehicles per day along Route 6. Parking includes street spaces in front, 3 spaces in the lower lot, and 10 or more spaces in the upper rear lot. The property is in the Town of Carmel, near Lake Mahopac, Putnam Plaza, schools, restaurants, and everyday services. The Taconic State Parkway is accessible, and Metro-North service is available at Croton Falls station.
Positioned at 544 Route 6 in Mahopac, the property benefits from approximately 17,307 vehicles per day along Route 6. Parking includes street spaces in front, 3 spaces in the lower lot, and 10 or more spaces in the upper rear lot. The property is in the Town of Carmel, near Lake Mahopac, Putnam Plaza, schools, restaurants, and everyday services. The Taconic State Parkway is accessible, and Metro-North service is available at Croton Falls station.
Key Highlights
- More than 1,700 square feet of connected commercial rooms with multiple entrances
- Two‑level apartment exceeding 1,000 square feet with two bedrooms that live like three
- Approximately 17,307 vehicles per day on Route 6
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
$67,955
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
8.84%
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%
$1,359,100
$1.4M
Cap Rate 7%
$970,786
$970.8K
Cap Rate 9%
$755,056
$755.1K
Market Conditions
NOI Build-Up for 2,780 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
$128.4K $46.20/SF
− Vacancy
−$4.9K −$1.76/SF
EGI
$123.6K $44.44/SF
− OpEx
−$55.6K −$20.00/SF
NOI
$68.0K $24.44/SF
Area
Putnam County, NY
Vacancy
3.80%
Lease Rate
$46.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,359,100
Cap Rate 7%
$970,786
Cap Rate 9%
$755,056
Alternative Uses
Best Use
Apartment 5plus
$970.8K
$849.4K – $1.13M
NOI $67,955 @ 7.0% cap · market cap 8.84%
Second Best
Mixed Use
$804.2K
$703.7K – $938.3K
NOI $56,295 @ 7.0% cap · market cap 7.32%
Theoretical Best
Specialty Retail
$1.84M
$1.61M – $2.14M
NOI $128,665 @ 7.0% cap · market cap 16.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
17,307 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
427
Businesses Nearby
Explore this area
Business Placement
Demographics for 10541, NY
25,651
Population
9,614
Households
2.7
Avg Household Size
43
Median Age
43%
College-Educated
93%
High-School Grad
24.8 sq mi
ZIP Area
1,034
Density / Sq Mi
$133,929
Median Household Income
$58,450
Median Earnings
$1,967
Median Rent
$472,600
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 - Commercial space and an upper residential apartment support owner occupancy or separate leasing arrangements.
Where is this mixed-use property located?
The property is located at 544 Route 6 Mahopac, NY.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: More than 1,700 square feet of connected commercial rooms with multiple entrances; Two‑level apartment exceeding 1,000 square feet with two bedrooms that live like three; Approximately 17,307 vehicles per day on Route 6
