Mixed-Use Property with Post
For Sale
$300,000
8 AVA MARIA DR, Phoenicia, NY 12464
Two adjoining parcels combine an occupied building with a vacant lot in the Village of Phoenicia.
Property Size1,134 SF
Lot Size0.48 Acres
Price / SF$264.55
Days on Market388
Property Features for 8 AVA MARIA DR
General Information
Standard status
Active
Size
1,134 SF
Lot size
0.48 Acres
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$2,372
Amenities
Wall Air Conditioning
3
0.5
Building Details
Year Built
1958
Buildings
1
Tenancy
Single
Listing Agency:
Off The Wall Management LLC
(845) 633-6138
Listed By:
Margaret Bryngelson
(845) 633-6138
Source:
Xome
Added: Aug 9, 2025
Changed: Aug 30
Last Checked: Aug 31 at 3:19PM
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 Off The Wall Management LLC
Investment Insights
Based on property information with market context.
This offering combines two adjoining parcels totaling .48 acres. The improved parcel contains a 1134-square-foot building constructed in 1958 and currently occupied by the Phoenicia Post Office. Wall air conditioning is installed.
The second parcel is vacant, creating a combined configuration with an existing commercial building and adjoining land. The property is located at 8 AVA MARIA DR in the heart of the Village of Phoenicia. USPS is not currently under a lease, although a new owner may negotiate a lease directly if desired.
The second parcel is vacant, creating a combined configuration with an existing commercial building and adjoining land. The property is located at 8 AVA MARIA DR in the heart of the Village of Phoenicia. USPS is not currently under a lease, although a new owner may negotiate a lease directly if desired.
Key Highlights
- Two combined parcels: .23‑acre improved parcel and .25‑acre adjoining vacant lot
- 1134‑square‑foot building constructed in 1958
- Currently occupied by the Phoenicia Post Office
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
$13,503
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
4.50%
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%
$270,060
$270.1K
Cap Rate 7%
$192,900
$192.9K
Cap Rate 9%
$150,033
$150.0K
Market Conditions
NOI Build-Up for 1,134 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
$20.4K $18.00/SF
− Vacancy
−$1.1K −$0.99/SF
EGI
$19.3K $17.01/SF
− OpEx
−$5.8K −$5.10/SF
NOI
$13.5K $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%
$270,060
Cap Rate 7%
$192,900
Cap Rate 9%
$150,033
Alternative Uses
Best Use
Retail
$192.9K
$168.8K – $225.1K
NOI $13,503 @ 7.0% cap · market cap 4.50%
Second Best
Mixed Use
$171.3K
$149.9K – $199.9K
NOI $11,992 @ 7.0% cap · market cap 4.00%
Theoretical Best
Multifamily LT 5
$10.60M
$9.28M – $12.37M
NOI $742,343 @ 7.0% cap · market cap 247.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
155
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
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two adjoining parcels combine an occupied building with a vacant lot in the Village of Phoenicia.
Where is this mixed-use property located?
The property is located at 8 AVA MARIA DR Phoenicia, NY.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two combined parcels: .23‑acre improved parcel and .25‑acre adjoining vacant lot; 1134‑square‑foot building constructed in 1958; Currently occupied by the Phoenicia Post Office
