Professional Office Building For
For Sale
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60-62 E Main St, Wappingers Falls, NY
Professional office building for sale in Wappingers Falls, NY.
Property Size4,364 SF
Lot Size0.32 Acres
Price / SF$205.09
Days on Market883
Property Features for 60-62 E Main St
General Information
Standard status
Active
Size
4,364 SF
Lot size
0.32 Acres
Property subtype
OFFICE
Listing Agency:
CR Properties Group, LLC
(845) 485-3100
Listed By:
Tom Cervone
Source:
Moodyscre
Added: Mar 21, 2024
Changed: Jul 10
Last Checked: Aug 19 at 2:29PM
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 CR Properties Group, LLC
Investment Insights
Based on property information with market context.
The property at 60-62 E Main Street in Wappingers Falls, NY, is a professional office building available for sale. The building's layout includes multiple levels. The lower level features an office, a large secretarial area, and a restroom with a separate entrance, making it suitable for rental income. The first level contains a reception area, a waiting area, three closing rooms (one of which can be shared with the lower level tenant), one office, a production area, and restrooms. The second level offers eight private offices, a large production area/file room, two restrooms, and a kitchen/lunchroom. The building has a total size of 4,364 square feet and is located on the southeast corner of N Meiser Ave and E Main St.
Key Highlights
- Professional office building, great for owner‑occupancy or investment.
- Three‑story layout with flexible spaces, including private offices, production areas, and closing rooms.
- Lower level with separate entrance suitable for rental income.
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
$69,848
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
7.80%
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%
$1,396,960
$1.4M
Cap Rate 7%
$997,829
$997.8K
Cap Rate 9%
$776,089
$776.1K
Market Conditions
NOI Build-Up for 4,364 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
$119.4K $27.36/SF
− Vacancy
−$26.3K −$6.02/SF
EGI
$93.1K $21.34/SF
− OpEx
−$23.3K −$5.34/SF
NOI
$69.8K $16.01/SF
Area
Dutchess County, NY
Vacancy
22.00%
Lease Rate
$27.36 /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%
$1,396,960
Cap Rate 7%
$997,829
Cap Rate 9%
$776,089
Alternative Uses
Best Use
Office B
$997.8K
$873.1K – $1.16M
NOI $69,848 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,955 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
789
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional office building for sale in Wappingers Falls, NY.
Where is this office building located?
The property is located at 60-62 E Main St Wappingers Falls, NY.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Professional office building, great for owner‑occupancy or investment.; Three‑story layout with flexible spaces, including private offices, production areas, and closing rooms.; Lower level with separate entrance suitable for rental income.
