Updated Mixed-Use
For Sale
$295,000
6425 ROUTE 209, Kerhonkson, NY 12446
Recent improvements include a new roof, siding, mini-split system, and wheelchair-accessible bathroom.
Property Size925 SF
Price / SF$318.92
Days on Market404
Property Features for 6425 ROUTE 209
General Information
Standard status
Active
Size
925 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$1,978
Amenities
3
Concrete Driveway.
Level
0.800000011920929
Extra Storage, Private Entry, Private Yard. State Road, Clear lot, Level.
Building Details
Year Built
1965
Listing Agency:
The Kinderhook Group, Inc.
(845) 630-7539
Listed By:
Sheila Wise
(845) 630-7539
Source:
Xome
Added: Jul 23, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:10PM
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 The Kinderhook Group, Inc.
Investment Insights
Based on property information with market context.
This mixed-use building in Kerhonkson sits on a level 0.80-acre parcel along Route 209. The 1965 structure has received substantial updates, including new siding, roofing, a mini-split heating system, well pump, septic pump, water heater, and water filtration system. Interior features include vaulted ceilings with natural wood beams, abundant natural light, and a new bathroom. The building is wheelchair accessible and includes a concrete driveway with ample parking.
Outdoor improvements include a fenced 1/4-acre green space, an oversized wooden shed, and a wood-fired pizza oven. The property’s layout and existing features support consideration for uses such as a café, farm stand, retail space, dispensary, or antique shop. Its position on a main thoroughfare places the building near the town of Kerhonkson.
Outdoor improvements include a fenced 1/4-acre green space, an oversized wooden shed, and a wood-fired pizza oven. The property’s layout and existing features support consideration for uses such as a café, farm stand, retail space, dispensary, or antique shop. Its position on a main thoroughfare places the building near the town of Kerhonkson.
Key Highlights
- 0.80‑acre mixed‑use property at 6425 ROUTE 209, KERHONKSON, NY 12446
- Updated with new siding, roof, mini‑split heating system, well pump, septic pump, water heater, and filtration system
- Fenced 1/4‑acre green space with wood‑fired pizza oven
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
$11,014
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
3.73%
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%
$220,280
$220.3K
Cap Rate 7%
$157,343
$157.3K
Cap Rate 9%
$122,378
$122.4K
Market Conditions
NOI Build-Up for 925 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
$16.7K $18.00/SF
− Vacancy
−$916 −$0.99/SF
EGI
$15.7K $17.01/SF
− OpEx
−$4.7K −$5.10/SF
NOI
$11.0K $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%
$220,280
Cap Rate 7%
$157,343
Cap Rate 9%
$122,378
Alternative Uses
Best Use
Retail
$157.3K
$137.7K – $183.6K
NOI $11,014 @ 7.0% cap · market cap 3.73%
Second Best
Mixed Use
$139.7K
$122.3K – $163.0K
NOI $9,782 @ 7.0% cap · market cap 3.32%
Theoretical Best
Multifamily LT 5
$8.65M
$7.57M – $10.09M
NOI $605,527 @ 7.0% cap · market cap 205.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 12446, NY
4,930
Population
2,775
Households
1.8
Avg Household Size
44
Median Age
36%
College-Educated
93%
High-School Grad
67.4 sq mi
ZIP Area
73
Density / Sq Mi
$83,344
Median Household Income
$53,784
Median Earnings
$1,151
Median Rent
$274,200
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?
Mixed-use property - Recent improvements include a new roof, siding, mini-split system, and wheelchair-accessible bathroom.
Where is this mixed-use property located?
The property is located at 6425 ROUTE 209 Kerhonkson, NY.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 0.80‑acre mixed‑use property at 6425 ROUTE 209, KERHONKSON, NY 12446; Updated with new siding, roof, mini‑split heating system, well pump, septic pump, water heater, and filtration system; Fenced 1/4‑acre green space with wood‑fired pizza oven
