Mixed-Use Property with
New
For Sale
$549,000
706 Glasco Turnpike, Saugerties, NY 12477
Ground-floor storefront combines with an upstairs apartment and separate rear mobile home.
Property Size3,352 SF
Days on Market7
Property Features for 706 Glasco Turnpike
General Information
Standard status
Active
Size
3,352 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$6,412
Amenities
above-ground pool
landscaping
deck
barbecue area
Building Details
Building Size
3,352 SF
Year Built
1950
Tenancy
Multi
Listing Agency:
Coldwell Banker Village Green
Listed By:
Eric Amaral · License #NY 30AM0912969
(845) 430-8452
Source:
Gristmillrealestate
Added: Sep 17
Changed: Sep 22
Last Checked: Sep 22 at 9:52PM
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 Coldwell Banker Village Green
Investment Insights
Based on property information with market context.
Built in 1950, this 3,352-square-foot mixed-use property includes a ground-floor commercial storefront with open space, abundant natural light, a half bath, and an existing compressor that could support a walk-in cooler. The upper level contains a three-bedroom apartment, creating a live-work arrangement or a separate residential component. A detached two-bedroom, two-bath mobile home adds another residential space at the rear of the property.
The property is located at 706 Glasco Turnpike in Saugerties, across from Mt. Marion Park and next to a school. A fire department, Markertek, a dog training center, residential neighborhoods, and other businesses are nearby. Parking is available in front of the building. The rear grounds include an above-ground pool, deck, landscaping, and a barbecue area.
The property is located at 706 Glasco Turnpike in Saugerties, across from Mt. Marion Park and next to a school. A fire department, Markertek, a dog training center, residential neighborhoods, and other businesses are nearby. Parking is available in front of the building. The rear grounds include an above-ground pool, deck, landscaping, and a barbecue area.
Key Highlights
- 3,352‑square‑foot mixed‑use property built in 1950
- Ground‑floor storefront with open layout, natural light, half bath, and compressor
- Three‑bedroom apartment located above the commercial 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
$39,912
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
7.27%
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%
$798,240
$798.2K
Cap Rate 7%
$570,171
$570.2K
Cap Rate 9%
$443,467
$443.5K
Market Conditions
NOI Build-Up for 3,352 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
$60.3K $18.00/SF
− Vacancy
−$3.3K −$0.99/SF
EGI
$57.0K $17.01/SF
− OpEx
−$17.1K −$5.10/SF
NOI
$39.9K $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%
$798,240
Cap Rate 7%
$570,171
Cap Rate 9%
$443,467
Alternative Uses
Best Use
Apartment 5plus
$27.30M
$23.89M – $31.85M
NOI $1,911,052 @ 7.0% cap · market cap 348.10%
Second Best
Office B
$940.6K
$823.0K – $1.10M
NOI $65,842 @ 7.0% cap · market cap 11.99%
Theoretical Best
Multifamily LT 5
$31.35M
$27.43M – $36.57M
NOI $2,194,298 @ 7.0% cap · market cap 399.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 12477, NY
18,559
Population
9,483
Households
2
Avg Household Size
48
Median Age
34%
College-Educated
92%
High-School Grad
66.7 sq mi
ZIP Area
278
Density / Sq Mi
$72,353
Median Household Income
$49,357
Median Earnings
$1,239
Median Rent
$292,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor storefront combines with an upstairs apartment and separate rear mobile home.
Where is this mixed-use property located?
The property is located at 706 Glasco Turnpike Saugerties, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 3,352‑square‑foot mixed‑use property built in 1950; Ground‑floor storefront with open layout, natural light, half bath, and compressor; Three‑bedroom apartment located above the commercial space
