Wurtsboro Village Commercial
For Sale
$349,900
77 Sullivan Street, Wurtsboro, NY 12790
Prime commercial property in Wurtsboro's walkable village center.
Property Size2,496 SF
Price / SF$235.15
Days on Market266
Property Features for 77 Sullivan Street
General Information
Standard status
Active
Size
2,496 SF
Property subtype
Commercial
Zoning
C1
Taxes and HOA fees
Annual Taxes
$5,568
Building Details
Building Size
2,496 SF
Buildings
2
Stories
2
Listing Agency:
Malek Properties
(845) 798-2300
Listed By:
Carol Malek · License #31MA1121533
(845) 798-2300
Source:
Cohenandcohenrealty
Added: Dec 1, 2025
Changed: Aug 23
Last Checked: Aug 23 at 6:15AM
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
Investment Insights
Based on property information with market context.
Located in the walkable Village of Wurtsboro, this commercial property presents an opportunity for various business ventures. The main building, with 1488 square feet on the first level (according to tax records), features open display spaces and high visibility from the sidewalk and road. The layout includes a back room, additional side and back entrances, and a restroom. A full second story, currently unheated, offers potential for expansion or additional storage. A full basement provides further storage capacity. The property also includes a 20x60 Quonset building in the rear with a second story, suitable for storage, a workshop, or generating extra income. A driveway leads to the back of the property, providing parking and delivery access. The metal roof was replaced approximately 8 years ago. The location is near Route 17 (I-86) and area attractions, with Orange County and Ulster County within a 15-20 minute drive. The property is suitable for retail, office space, an eatery, delicatessen, bistro, coffee shop, or any service business.
Key Highlights
- Prime location in the walkable Village of Wurtsboro, ideal for various business types.
- Main building with 1488 SF of open display space, high visibility, multiple entrances, and a restroom.
- Additional 20x60 Quonset building in the rear with a second story for storage, workshop, or income potential.
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
$17,961
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
5.13%
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%
$359,220
$359.2K
Cap Rate 7%
$256,586
$256.6K
Cap Rate 9%
$199,567
$199.6K
Market Conditions
NOI Build-Up for 1,488 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
$26.8K $18.00/SF
− Vacancy
−$1.1K −$0.76/SF
EGI
$25.7K $17.24/SF
− OpEx
−$7.7K −$5.17/SF
NOI
$18.0K $12.07/SF
Area
Sullivan County, NY
Vacancy
4.20%
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%
$359,220
Cap Rate 7%
$256,586
Cap Rate 9%
$199,567
Alternative Uses
Best Use
Retail
$256.6K
$224.5K – $299.4K
NOI $17,961 @ 7.0% cap · market cap 5.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$408.1K
$357.1K – $476.2K
NOI $28,570 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
172
Businesses Nearby
22k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 41%
Dunkin' Donuts
Dining
9,093 visits/mo
0.5 miles
Mobil
Shops & Services
7,804 visits/mo
0.5 miles
Chase Bank
Shops & Services
4,161 visits/mo
0.3 miles
Wayne Bank
Shops & Services
948 visits/mo
0.2 miles
Demographics for 12790, NY
4,817
Population
2,827
Households
1.7
Avg Household Size
47
Median Age
32%
College-Educated
89%
High-School Grad
51.5 sq mi
ZIP Area
94
Density / Sq Mi
$82,772
Median Household Income
$52,448
Median Earnings
$1,414
Median Rent
$203,400
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?
Storefront property - Prime commercial property in Wurtsboro's walkable village center.
Where is this storefront property located?
The property is located at 77 Sullivan Street Wurtsboro, NY.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Prime location in the walkable Village of Wurtsboro, ideal for various business types.; Main building with **1488 SF of open display space**, high visibility, multiple entrances, and a restroom.; Additional 20x60 Quonset building in the rear with a second story for storage, workshop, or income potential.
