Mixed-Use Building with
New
For Sale
$325,000
63-65 Pike St, Port Jervis, NY 12771
CBD-zoned property combines commercial and residential space under one roof.
Property Size3,780 SF
Price / SF$128.97
Days on Market4
Property Features for 63-65 Pike St
General Information
Standard status
Active
Size
3,780 SF
Property subtype
Commercial
Zoning
CBD
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,481
Building Details
Building Size
3,780 SF
Year Built
1935
Buildings
1
Units
2
Construction
brick
Listing Agency:
KW HUDSON VALLEY UNITED
(518) 491-2585
Listed By:
Alyse Toffel · License #00000
(518) 491-2585
Source:
Elliman
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 16 at 4:41AM
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 KW HUDSON VALLEY UNITED
Investment Insights
Based on property information with market context.
This brick mixed-use building contains approximately 2,520 square feet of above-grade space, divided between an approximately 1,260-square-foot street-level storefront and an approximately 1,260-square-foot residential unit above. The commercial component has street frontage, large display windows, signage potential, and high-speed internet availability. The upper unit includes hardwood flooring, a kitchen, living areas, and a flexible bedroom configuration. An unfinished basement adds storage and utility space.
Located at 63-65 Pike St in downtown Port Jervis, the property is approximately 0.1 mile from the Port Jervis train station. CBD zoning supports permitted mixed, residential, and retail uses. Public water, public sewer, natural gas, two electric meters, and baseboard heat serve the building. Convenient on-street parking is available. The commercial space is owner-occupied, while the residential unit is vacant, creating a mixed-use ownership setup with options for an owner-user or investor, subject to municipal approvals. Built in 1935.
Located at 63-65 Pike St in downtown Port Jervis, the property is approximately 0.1 mile from the Port Jervis train station. CBD zoning supports permitted mixed, residential, and retail uses. Public water, public sewer, natural gas, two electric meters, and baseboard heat serve the building. Convenient on-street parking is available. The commercial space is owner-occupied, while the residential unit is vacant, creating a mixed-use ownership setup with options for an owner-user or investor, subject to municipal approvals. Built in 1935.
Key Highlights
- Approximately 2,520 square feet of above‑grade mixed‑use space
- Approximately 1,260‑square‑foot street‑level commercial storefront
- Approximately 1,260‑square‑foot upper‑level residential unit
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
$21,622
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
6.65%
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%
$432,440
$432.4K
Cap Rate 7%
$308,886
$308.9K
Cap Rate 9%
$240,244
$240.2K
Market Conditions
NOI Build-Up for 2,520 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
$39.3K $15.60/SF
− Vacancy
−$4.7K −$1.87/SF
EGI
$34.6K $13.73/SF
− OpEx
−$13.0K −$5.15/SF
NOI
$21.6K $8.58/SF
Area
Sullivan County, NY
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$432,440
Cap Rate 7%
$308,886
Cap Rate 9%
$240,244
Alternative Uses
Best Use
Office B
$505.4K
$442.3K – $589.7K
NOI $35,381 @ 7.0% cap · market cap 10.89%
Second Best
Retail
$434.5K
$380.2K – $507.0K
NOI $30,418 @ 7.0% cap · market cap 9.36%
Theoretical Best
Office A
$691.2K
$604.8K – $806.4K
NOI $48,384 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
866
Businesses Nearby
Explore this area
Business Placement
Demographics for 12771, NY
14,423
Population
6,163
Households
2.3
Avg Household Size
41
Median Age
21%
College-Educated
91%
High-School Grad
34.6 sq mi
ZIP Area
417
Density / Sq Mi
$67,926
Median Household Income
$38,539
Median Earnings
$1,310
Median Rent
$246,100
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 - CBD-zoned property combines commercial and residential space under one roof.
Where is this mixed-use property located?
The property is located at 63-65 Pike St Port Jervis, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Approximately 2,520 square feet of above‑grade mixed‑use space; Approximately 1,260‑square‑foot street‑level commercial storefront; Approximately 1,260‑square‑foot upper‑level residential unit
