Mixed-Use Building with Ice Cream
72-76 Main Street, Phoenicia, NY 12464
For Sale
$799,900
HC-zoned property combines a ground-floor ice cream business with occupied upstairs units.
Property Size4,960 SF
Price / SF$161.27
Days on Market48
Property Features for 72-76 Main Street
General Information
Standard status
Size
Property subtype
Zoning
Tenancy & Operations
Currently Operating
Tenant in Place
Additional Details
Business Included
Mixed-Use Components
Patio
Taxes and HOA fees
Annual Taxes
Amenities
front deck
outdoor seating
Building Details
Building Size
Year Built
Buildings
Stories
Tenancy
Listing Agency:
Hagedorn Realty
Listed By:
Joan Hagedorn
(845) 750-7047
Source:
Harringproperties
Added: Sep 23
Changed: Nov 8
Last Checked: Nov 8 at 8:50AM
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 Hagedorn Realty
Ask AI about this property
Review the available facts, identify missing information and prepare questions for the agent.
Investment Insights
Based on property information with market context.
This two-story mixed-use property at 72-76 Main Street in Phoenicia was built in 1900. Its first floor contains three units, including an ice cream shop, while two units upstairs are occupied. A deck runs along the front of the building and provides outdoor seating. A separate building stands behind the main structure and has not been in use for several years.
The property is zoned HC. Tenancies are month to month, and several occupants have remained for many years. The site is a short walk from Esopus Creek.
The property is zoned HC. Tenancies are month to month, and several occupants have remained for many years. The site is a short walk from Esopus Creek.
Key Highlights
- Two‑story mixed‑use property built in 1900
- First floor has three units, including an ice cream shop
- Two occupied units are located on the upper floor
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$64,148
Cap Rate
8.02%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,282,960
$1.3M
Cap Rate 7%
$916,400
$916.4K
Cap Rate 9%
$712,756
$712.8K
Market Conditions
NOI Build-Up for 4,960 SF
Gross rent
$89.3K $18.00/SF
− Vacancy
−$3.7K −$0.76/SF
EGI
$85.5K $17.24/SF
− OpEx
−$21.4K −$4.31/SF
NOI
$64.1K $12.93/SF
Area
Ulster County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,282,960
Cap Rate 7%
$916,400
Cap Rate 9%
$712,756
Alternative Uses
Best Use
Specialty Retail
$916.4K
$801.9K – $1.07M
NOI $64,148 @ 7.0% cap · market cap 8.02%
Second Best
Mixed Use
$749.3K
$655.7K – $874.2K
NOI $52,452 @ 7.0% cap · market cap 6.56%
Theoretical Best
Multifamily LT 5
$46.38M
$40.59M – $54.12M
NOI $3,246,932 @ 7.0% cap · market cap 405.92%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 12464, NY
955
Population
972
Households
1
Avg Household Size
55
Median Age
46%
College-Educated
97%
High-School Grad
45.3 sq mi
ZIP Area
21
Density / Sq Mi
$75,291
Median Household Income
$955
Median Rent
$368,400
Median Home Value
Market
Average Price Trend$/SF for Mixed-use properties in Ulster County, NY
Properties on Market for Mixed-use properties in Ulster County
Vacancy Rate% for Retail in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - HC-zoned property combines a ground-floor ice cream business with occupied upstairs units.
Where is this mixed-use property located?
The property is located at 72-76 Main Street Phoenicia, NY.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Two‑story mixed‑use property built in 1900; First floor has three units, including an ice cream shop; Two occupied units are located on the upper floor
