Mixed-Use Building with
For Sale
$3,295,000
59 5-9 Rock City Rd, Woodstock, NY 12498
Residential and retail components support a diversified mixed-use configuration in Woodstock.
Property Size8,325 SF
Price / SF$395.80
Days on Market17
Property Features for 59 5-9 Rock City Rd
General Information
Standard status
Active
Size
8,325 SF
Total Parking Spaces
10
Occupancy
100%
Additional Details
Multifamily Units
8
Building Details
Year Built
1935
Buildings
2
Tenancy
Multi
Listing Agency:
Compass Greater New York, LLC
(845) 334-0227
Listed By:
Sheena Lepez
Source:
Upstatecurious
Added: Aug 16
Changed: Aug 29
Last Checked: Aug 30 at 8:26PM
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 Compass Greater New York, LLC
Investment Insights
Based on property information with market context.
This 8,325-square-foot mixed-use building, constructed in 1935, combines eight residential units with four retail units. The residential portion includes five units operated as short-term rentals and three leased to annual tenants. Retail occupants are in place under leases, and a separate cottage is currently used for retail with the option to operate it as a residential unit.
The property holds a short-term rental license and is zoned to operate as a boutique hotel. On-site parking accommodates up to 10 cars. Located on Rock City Road in Woodstock, the property is positioned within the community’s art and cultural setting and provides a combination of residential lodging, retail, and commercial space.
The property holds a short-term rental license and is zoned to operate as a boutique hotel. On-site parking accommodates up to 10 cars. Located on Rock City Road in Woodstock, the property is positioned within the community’s art and cultural setting and provides a combination of residential lodging, retail, and commercial space.
Key Highlights
- 8,325‑square‑foot mixed‑use building constructed in 1935
- 12 total units: eight residential and four retail
- Five residential units operate as short‑term rentals; three are leased to annual tenants
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
$99,126
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
3.01%
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%
$1,982,520
$2.0M
Cap Rate 7%
$1,416,086
$1.4M
Cap Rate 9%
$1,101,400
$1.1M
Market Conditions
NOI Build-Up for 8,325 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
$149.9K $18.00/SF
− Vacancy
−$8.2K −$0.99/SF
EGI
$141.6K $17.01/SF
− OpEx
−$42.5K −$5.10/SF
NOI
$99.1K $11.91/SF
Area
Ulster County, NY
Vacancy
5.50%
Lease Rate
$18.00 /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%
$1,982,520
Cap Rate 7%
$1,416,086
Cap Rate 9%
$1,101,400
Alternative Uses
Best Use
Apartment 5plus
$67.80M
$59.33M – $79.10M
NOI $4,746,273 @ 7.0% cap · market cap 144.04%
Second Best
Retail
$1.42M
$1.24M – $1.65M
NOI $99,126 @ 7.0% cap · market cap 3.01%
Theoretical Best
Multifamily LT 5
$77.85M
$68.12M – $90.83M
NOI $5,449,740 @ 7.0% cap · market cap 165.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Explore this area
Business Placement
Demographics for 12498, NY
4,845
Population
2,926
Households
1.7
Avg Household Size
57
Median Age
62%
College-Educated
96%
High-School Grad
22.2 sq mi
ZIP Area
218
Density / Sq Mi
$80,221
Median Household Income
$43,715
Median Earnings
$1,679
Median Rent
$542,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and retail components support a diversified mixed-use configuration in Woodstock.
Where is this mixed-use property located?
The property is located at 59 5-9 Rock City Rd Woodstock, NY.
What is the asking price?
The asking price for this property is $3,295,000.
What are key features of this property?
This property features: 8,325‑square‑foot mixed‑use building constructed in 1935; 12 total units: eight residential and four retail; Five residential units operate as short‑term rentals; three are leased to annual tenants
