Three-Bay Auto
For Sale
$485,000
557 Route 44/55, Highland, NY 12528
Commercial Sale, Highland, NY
Property Size1,700 SF
Lot Size4.12 Acres
Price / SF$285.29
Days on Market409
Property Features for 557 Route 44/55
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
c-2
Zoning description
C-2 Town of Marlborough Auto, retail, professional office, store, auto detailing, many uses.
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Elementary school district
Highland Central Schools
Middle school district
Highland Central Schools
High school district
Highland Central Schools
Directions
299 to right on South street to left on 44-55 on left.
Subdivision
Marlboro
Standard status
Active
APN
513600
Size
1,700 SF
Lot size
4.12 Acres
Taxes and HOA fees
Tax Annual Amount
8635
Building Details
Year built
1960
Listing Agency:
Coldwell Banker Village GreenN · Coldwell Banker Real Estate
(845) 255-0615
Listed By:
Dawn Passante
(845) 706-5268
Added: Jul 20, 2025
Changed: Aug 19
Last Checked: Sep 1 at 8:06PM
MLS# 20253134
Copyright © 2026 Hudson Valley Catskill Region MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This renovated auto shop includes a 1,700-square-foot building with three garage bays, updated interiors, and a bathroom. The property sits on 4.12 acres and provides ample parking for customers, employees, or fleet vehicles. C-2 zoning supports the property's commercial classification.
Located at 557 Route 44/55 in Highland, the site is across from a gas station and offers access to major regional routes. The NYS Thruway (I-87) and the Mid-Hudson Bridge are 5 miles away, while Rocking Horse Ranch Resort is minutes from the property.
The configuration is suited to automotive repair or detailing, contracting operations, or a retail showroom with integrated storage, all uses identified for the property.
Located at 557 Route 44/55 in Highland, the site is across from a gas station and offers access to major regional routes. The NYS Thruway (I-87) and the Mid-Hudson Bridge are 5 miles away, while Rocking Horse Ranch Resort is minutes from the property.
The configuration is suited to automotive repair or detailing, contracting operations, or a retail showroom with integrated storage, all uses identified for the property.
Key Highlights
- Three‑bay garage for automotive, storage, workshop, or flexible commercial operations
- 4.12‑acre commercial property with ample parking
- 1,700 Square Feet building with renovated interiors and modern updates
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
$26,653
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
5.50%
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%
$533,060
$533.1K
Cap Rate 7%
$380,757
$380.8K
Cap Rate 9%
$296,144
$296.1K
Market Conditions
NOI Build-Up for 1,700 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
$51.0K $30.00/SF
− Vacancy
−$10.0K −$5.88/SF
EGI
$41.0K $24.12/SF
− OpEx
−$14.4K −$8.44/SF
NOI
$26.7K $15.68/SF
Area
Ulster County, NY
Vacancy
19.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
35.00%
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%
$533,060
Cap Rate 7%
$380,757
Cap Rate 9%
$296,144
Alternative Uses
Best Use
Flex RnD
$380.8K
$333.2K – $444.2K
NOI $26,653 @ 7.0% cap · market cap 5.50%
Second Best
Retail
$289.2K
$253.0K – $337.4K
NOI $20,242 @ 7.0% cap · market cap 4.17%
Theoretical Best
Multifamily LT 5
$15.90M
$13.91M – $18.55M
NOI $1,112,860 @ 7.0% cap · market cap 229.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12528, NY
14,089
Population
6,332
Households
2.2
Avg Household Size
44
Median Age
42%
College-Educated
94%
High-School Grad
44.9 sq mi
ZIP Area
314
Density / Sq Mi
$89,096
Median Household Income
$57,626
Median Earnings
$1,642
Median Rent
$337,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- 44/55 Autoworks Inc. — 584 US-44 #55, Highland, NY 12528
Frequently Asked Questions
What type of property is this?
Auto shop - Renovated automotive facility with parking, C-2 zoning, and flexible space for vehicle-related operations.
Where is this auto shop located?
The property is located at 557 Route 44/55 Highland, NY.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Three‑bay garage for automotive, storage, workshop, or flexible commercial operations; 4.12‑acre commercial property with ample parking; 1,700 Square Feet building with renovated interiors and modern updates
