Mixed-Use Building with
For Sale
$325,000
63-65 Pike Street, Port Jervis, NY 12771
Commercial Sale, Port Jervis, NY
Property Size2,520 SF
Lot Size0.03 Acres
Price / SF$128.97
Days on Market10
Property Features for 63-65 Pike Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CBD
Rooms
Basement
Parking features
On Street
Basement
Unfinished
Appliances
Dryer, Gas Range, Refrigerator, Washer, Gas Water Heater
Lot features
City Lot
Elementary school
East Main Street Elementary School
Middle school
Port Jervis Middle School
High school
Port Jervis Senior High School
Elementary school district
Port Jervis
Middle school district
Port Jervis
High school district
Port Jervis
Standard status
Active
APN
331300-013-000-0003-014.000-0000
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4481
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard
Water source
Public
Amenities
large display windows
high-speed internet availability
hardwood flooring
baseboard heat
on-street parking
two electric meters
Building Details
Year built
1935
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Listing Agency:
Keller Williams Hudson Valley · Keller Williams Realty
(845) 610-6065
Listed By:
Alyse Toffel · License #10401312176
(518) 491-2585
Added: Aug 11
Changed: Aug 20
Last Checked: Aug 20 at 11:06AM
MLS# 993699
Copyright © 2026 OneKey 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 brick mixed-use building contains approximately 2,520 square feet of above-grade space, divided between an approximately 1,260-square-foot commercial storefront and an approximately 1,260-square-foot residential unit above. The retail level has large display windows, street frontage, signage potential, high-speed internet availability, and baseboard heat. The upper unit includes hardwood flooring, a kitchen, living areas, and flexible bedroom arrangements. An unfinished basement adds storage and utility space.
The property sits in downtown Port Jervis, approximately 0.1 mile from the Port Jervis train station. CBD zoning supports mixed, residential, and retail uses, subject to municipal approvals. Public water, public sewer, natural gas, and two electric meters serve the building, with on-street parking available. The commercial portion is owner-occupied, while the residential unit is vacant.
The property sits in downtown Port Jervis, approximately 0.1 mile from the Port Jervis train station. CBD zoning supports mixed, residential, and retail uses, subject to municipal approvals. Public water, public sewer, natural gas, and two electric meters serve the building, with on-street parking available. The commercial portion is owner-occupied, while the residential unit is vacant.
Key Highlights
- Approximately 2,520 square feet of above‑grade 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
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
951
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 a street-level storefront with an upper-level residential unit.
Where is this mixed-use property located?
The property is located at 63-65 Pike Street 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 space; Approximately 1,260‑square‑foot street‑level commercial storefront; Approximately 1,260‑square‑foot upper‑level residential unit
