Development Parcel with Existing
For Sale
$1,095,000
7410-74007410 State Route 209, Napanoch, NY 12458
Mixed-use zoned parcel with an existing 6,000+ SF restaurant, paved level site, and frontage on two roads.
Property Size6,000 SF
Lot Size5.90 Acres
Price / SF$182.50
Days on Market429
Property Features for 7410-74007410 State Route 209
General Information
Standard status
Active
Size
6,000 SF
Lot size
5.90 Acres
Property subtype
Land
Zoning
Mixed-Use
Site & Location
Highway Access
Yes
Road Access
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$24,896
Listing Agency:
Malek Properties, Inc.
Listed By:
Carol Malek · License #31MA1121533
(845) 798-2300
Source:
Exprealty
Added: Jul 10, 2025
Changed: Sep 10
Last Checked: Sep 11 at 12:24PM
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 Malek Properties, Inc.
Investment Insights
Based on property information with market context.
This development parcel offers an existing 6,000+ SF structure that previously operated as a restaurant, bar, and catering facility, with equipment reportedly intact. The property also includes storage pods and an event tent that holds 500 people. Most of the lot is level and paved, providing on-site space for parking.
The site is described as being located between Walmart and Tractor Supply, with frontage on two roads for access for trucks and deliveries. Public remarks note 1200+ feet of exposure on US Route 209 and 1100+ feet on Old Route 209.
According to the provided information, the property is supported by municipal water and sewer, and it is identified as mixed-use per zoning documentation available in the transaction materials. The parcel is positioned for a range of development uses listed in the remarks, including retail, professional services, medical, storage, and food/beverage concepts.
The site is described as being located between Walmart and Tractor Supply, with frontage on two roads for access for trucks and deliveries. Public remarks note 1200+ feet of exposure on US Route 209 and 1100+ feet on Old Route 209.
According to the provided information, the property is supported by municipal water and sewer, and it is identified as mixed-use per zoning documentation available in the transaction materials. The parcel is positioned for a range of development uses listed in the remarks, including retail, professional services, medical, storage, and food/beverage concepts.
Key Highlights
- 5.9‑acre mixed‑use zoned parcel with an existing 6,000+ SF restaurant/bar/catering building
- Frontage on two roads for truck and delivery access, with exposure on US Route 209 (1,200+ ft) and Old Route 209 (1,100+ ft)
- Most of the lot is level and paved, offering extensive parking 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
$77,598
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
7.09%
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%
$1,551,960
$1.6M
Cap Rate 7%
$1,108,543
$1.1M
Cap Rate 9%
$862,200
$862.2K
Market Conditions
NOI Build-Up for 6,000 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
$108.0K $18.00/SF
− Vacancy
−$4.5K −$0.76/SF
EGI
$103.5K $17.24/SF
− OpEx
−$25.9K −$4.31/SF
NOI
$77.6K $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 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%
$1,551,960
Cap Rate 7%
$1,108,543
Cap Rate 9%
$862,200
Alternative Uses
Best Use
Specialty Retail
$1.11M
$970.0K – $1.29M
NOI $77,598 @ 7.0% cap · market cap 7.09%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$56.11M
$49.10M – $65.46M
NOI $3,927,741 @ 7.0% cap · market cap 358.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
54k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 84%
Home Improvements & Furnishings 16%
Walmart
Superstores
45,703 visits/mo
0.2 miles
Tractor Supply Co.
Home Improvements & Furnishings
8,607 visits/mo
0.2 miles
Demographics for 12458, NY
3,488
Population
985
Households
3.5
Avg Household Size
43
Median Age
9%
College-Educated
57%
High-School Grad
39.5 sq mi
ZIP Area
88
Density / Sq Mi
$65,547
Median Household Income
$47,668
Median Earnings
$1,688
Median Rent
$206,300
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?
Commercial land - Mixed-use zoned parcel with an existing 6,000+ SF restaurant, paved level site, and frontage on two roads.
Where is this commercial land located?
The property is located at 7410-74007410 State Route 209 Napanoch, NY.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 5.9‑acre mixed‑use zoned parcel with an existing 6,000+ SF restaurant/bar/catering building; Frontage on two roads for truck and delivery access, with exposure on US Route 209 (1,200+ ft) and Old Route 209 (1,100+ ft); Most of the lot is level and paved, offering extensive parking space
