Highway-Front Storefront
New
For Sale
$284,000
6437 Route 209, Kerhonkson, NY 12446
Commercial Sale, Kerhonkson, NY
Property Size735 SF
Lot Size0.77 Acres
Price / SF$386.39
Days on Market1
Property Features for 6437 Route 209
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
business
Zoning description
commercial
Bathrooms
1
Full bathrooms
1
Rooms
Basement, Bathroom 1
Parking
8
Basement
Concrete, Full, Unfinished
Appliances
Tankless Water Heater
Elementary school
Kerhonkson Pre K-3
Elementary school district
Rondout Valley Schools
Middle school district
Rondout Valley Schools
High school district
Rondout Valley Schools
Directions
North on Route 209 Building on the right about 1/4 from the light at Rt 44/55 and 209 if you are north of Kerhonkson, travel south on 209 thru the main traffic light in town, building on your left, less than 1/4 mile from light.
Subdivision
Wawarsing
Standard status
Active
APN
76.13-7-9.100
Size
735 SF
Lot size
0.77 Acres
Taxes and HOA fees
Tax Annual Amount
2430
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Wood Stove, Wood, Heat Pump (Heating)
Cooling system
Ductless, Central Air
Water source
Public
Water front features
Creek
Water front
1
Building Details
Year built
1940
Floors in Building
1
Flooring type
Wood
Building materials
Board & Batten Siding, Frame, Wood Siding
Roof type
Fiberglass
Listing Agency:
Lucille Hand Real Estate
(845) 647-8020
Listed By:
Gail Vesely · License #10371200588
(845) 901-4553
Added: Aug 28
Last Checked: Aug 28 at 9:06PM
MLS# 20264959
Copyright © 2026 Hudson Valley Catskill Region 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 735-square-foot storefront property sits on a 0.77-acre parcel along US Highway 209. The interior includes a central room, rear breakroom and storage area, wood flooring, and wood, stone, and brick finishes. Mini-split systems provide heating and air conditioning, while an on-demand electric water heater serves the building.
The property has highway frontage just south of the hamlet of Kerhonkson, with parking on both sides and entrances on each side. One entrance includes a ramp. The building is served by public water and a private septic system, with business zoning and a creek among the site features. Built in 1940, the property has supported office and other commercial uses.
The property has highway frontage just south of the hamlet of Kerhonkson, with parking on both sides and entrances on each side. One entrance includes a ramp. The building is served by public water and a private septic system, with business zoning and a creek among the site features. Built in 1940, the property has supported office and other commercial uses.
Key Highlights
- 735 SF storefront on a 0.77‑acre parcel
- Highway frontage along US Highway 209 near Kerhonkson
- Central room with rear breakroom and storage space
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
$14,437
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
5.08%
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%
$288,740
$288.7K
Cap Rate 7%
$206,243
$206.2K
Cap Rate 9%
$160,411
$160.4K
Market Conditions
NOI Build-Up for 735 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
$22.1K $30.00/SF
− Vacancy
−$2.8K −$3.81/SF
EGI
$19.2K $26.19/SF
− OpEx
−$4.8K −$6.55/SF
NOI
$14.4K $19.64/SF
Area
Ulster County, NY
Vacancy
12.70%
Lease Rate
$30.00 /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%
$288,740
Cap Rate 7%
$206,243
Cap Rate 9%
$160,411
Alternative Uses
Best Use
Office B
$206.2K
$180.5K – $240.6K
NOI $14,437 @ 7.0% cap · market cap 5.08%
Second Best
Retail
$125.0K
$109.4K – $145.9K
NOI $8,752 @ 7.0% cap · market cap 3.08%
Theoretical Best
Multifamily LT 5
$6.87M
$6.01M – $8.02M
NOI $481,148 @ 7.0% cap · market cap 169.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Well-served
Demand for This Use
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Compact commercial space with dual entrances, rear storage, and ductless heating and cooling.
Where is this storefront property located?
The property is located at 6437 Route 209 Kerhonkson, NY.
What is the asking price?
The asking price for this property is $284,000.
What are key features of this property?
This property features: 735 SF storefront on a 0.77‑acre parcel; Highway frontage along US Highway 209 near Kerhonkson; Central room with rear breakroom and storage space
