Brick NNN
For Sale
$949,000
6 S MAIN ST, Spring Valley, NY 10977
Brick construction and an additional adjacent building support a two-building commercial offering.
Property Size4,649 SF
Price / SF$204.13
Days on Market202
Property Features for 6 S MAIN ST
General Information
Standard status
Active
Size
4,649 SF
Property subtype
Retail
Additional Details
Cap Rate
6.5%
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$18,664
Amenities
3
Building Details
Buildings
2
Construction
brick
Listing Agency:
(347) 260-8224
Listed By:
Blu Wave Ventures
(347) 260-8224
Source:
Xome
Added: Feb 10
Changed: Aug 30
Last Checked: Aug 30 at 6:05PM
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 Blu Wave Ventures
Investment Insights
Based on property information with market context.
This offering includes a brick commercial building at 6 S Main St along with an additional building on E Furman Pl. The properties are adjacent, creating a two-building configuration within the sale.
The asset is marketed with a triple-net-style lease, long-term tenants, and a stated 6.5 cap rate. The main building occupies a corner location on Main Street in Spring Valley, with future development opportunities identified in the property information.
The asset is marketed with a triple-net-style lease, long-term tenants, and a stated 6.5 cap rate. The main building occupies a corner location on Main Street in Spring Valley, with future development opportunities identified in the property information.
Key Highlights
- Triple‑net‑style lease with a stated 6.5 cap rate
- Long‑term tenants in place
- Brick commercial building at 6 S Main St
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
$65,470
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
6.90%
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%
$1,309,400
$1.3M
Cap Rate 7%
$935,286
$935.3K
Cap Rate 9%
$727,444
$727.4K
Market Conditions
NOI Build-Up for 4,649 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
$97.6K $21.00/SF
− Vacancy
−$4.1K −$0.88/SF
EGI
$93.5K $20.12/SF
− OpEx
−$28.1K −$6.04/SF
NOI
$65.5K $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%
$1,309,400
Cap Rate 7%
$935,286
Cap Rate 9%
$727,444
Alternative Uses
Best Use
Specialty Retail
$3.07M
$2.69M – $3.59M
NOI $215,167 @ 7.0% cap · market cap 22.67%
Second Best
Retail
$935.3K
$818.4K – $1.09M
NOI $65,470 @ 7.0% cap · market cap 6.90%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,496
Businesses Nearby
122k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Groceries 36%
Dining 24%
Electronics 1%
Food Fair
Groceries
23,836 visits/mo
0.4 miles
Popeyes Louisiana Kitchen
Dining
21,714 visits/mo
0.4 miles
Huerto Del Eden
Groceries
20,232 visits/mo
0.4 miles
76
Shops & Services
14,427 visits/mo
0.5 miles
Exxon
Shops & Services
13,715 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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Brick construction and an additional adjacent building support a two-building commercial offering.
Where is this nnn property located?
The property is located at 6 S MAIN ST Spring Valley, NY.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Triple‑net‑style lease with a stated 6.5 cap rate; Long‑term tenants in place; Brick commercial building at 6 S Main St
