Versatile Mixed-Use Commercial
For Sale
$385,000
Pending
7174 Route 209, Wawarsing, NY 12489
3000 sq ft mixed-use space with endless potential.
Property Size2,720 SF
Lot Size0.53 Acres
Days on Market151
Property Features for 7174 Route 209
General Information
Standard status
Pending
Size
2,720 SF
Lot size
0.53 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,291
Building Details
Building Size
2,720 SF
Year Built
2000
Listing Agency:
Hudson
(214) 558-2115
Listed By:
Simone Consor · License #10301223195
(214) 558-2115
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 2:02PM
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 Hudson
Investment Insights
Based on property information with market context.
Located in Wawarsing on Route 209, approximately 75 minutes from NYC, this commercial property offers a 3000 sq ft mixed-use space on a half-acre lot. Previously home to Pfalzerbrau, a craft brewery, the property features ample parking and privacy fencing. The interior includes multiple rooms suitable for storage, office use, and flexible workspace. An insulated room, formerly used for refrigeration, and a main tasting room, which served as a taproom and food concession area, are present. The property also contains two full bathrooms and one-half bathroom. The warehouse space provides 2000 sq ft with a 16' ceiling height. There are three separate electric meters and a designated utility room with a separate 200 AMP service. A new water main was installed in 2023, complementing an existing on-site well. The property offers the potential to be a live/work space. Subject to municipal approvals and permits, the building could continue as a microbrewery or be adapted for other uses.
Key Highlights
- 3000 sq ft mixed‑use space on a well‑maintained half acre in the heart of Wawarsing on Route 209.
- Only 75 minutes from NYC, offering accessibility and convenience.
- Previously a gold award‑winning craft brewery (Pfalzerbrau) with established history and potential for continuation.
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
$31,725
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
8.24%
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%
$634,500
$634.5K
Cap Rate 7%
$453,214
$453.2K
Cap Rate 9%
$352,500
$352.5K
Market Conditions
NOI Build-Up for 3,000 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
$54.0K $18.00/SF
− Vacancy
−$3.2K −$1.08/SF
EGI
$50.8K $16.92/SF
− OpEx
−$19.0K −$6.34/SF
NOI
$31.7K $10.58/SF
Area
Ulster County, NY
Vacancy
6.00%
Lease Rate
$18.00 /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%
$634,500
Cap Rate 7%
$453,214
Cap Rate 9%
$352,500
Alternative Uses
Best Use
Office B
$841.8K
$736.6K – $982.1K
NOI $58,928 @ 7.0% cap · market cap 15.31%
Second Best
Mixed Use
$453.2K
$396.6K – $528.8K
NOI $31,725 @ 7.0% cap · market cap 8.24%
Theoretical Best
Multifamily LT 5
$28.06M
$24.55M – $32.73M
NOI $1,963,870 @ 7.0% cap · market cap 510.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 12489, NY
267
Population
81
Households
3.3
Avg Household Size
43
Median Age
18%
College-Educated
100%
High-School Grad
3.6 sq mi
ZIP Area
74
Density / Sq Mi
$26,100
Median Household Income
$245,200
Median Home Value
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 - 3000 sq ft mixed-use space with endless potential.
Where is this mixed-use property located?
The property is located at 7174 Route 209 Wawarsing, NY.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 3000 sq ft mixed‑use space on a well‑maintained half acre in the heart of Wawarsing on Route 209.; Only 75 minutes from NYC, offering accessibility and convenience.; Previously a gold award‑winning craft brewery (Pfalzerbrau) with established history and potential for continuation.
