Versatile Mixed-Use Commercial
For Sale
$799,000
8 Stage Road, Monroe, NY 10950
Mixed-use property in Monroe's business district with income potential.
Property Size2,650 SF
Price / SF$301.51
Days on Market110
Property Features for 8 Stage Road
General Information
Standard status
Active
Size
2,650 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$7,006
Amenities
3
Listing Agency:
Master Realty Group Inc.
(845) 662-5111
Listed By:
Hershel Lowy
(845) 662-5111
Source:
Xome
Added: May 9
Changed: Aug 23
Last Checked: Aug 23 at 6:02AM
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 Master Realty Group Inc.
Investment Insights
Based on property information with market context.
This 2,650 square foot mixed-use commercial property is located in the Village of Monroe business district. The first floor, comprising approximately 1,247 square feet, is currently configured as a gift shop with storefront exposure and a private bathroom. This space is suitable for retail, boutique, office, or service-based businesses. The second floor provides approximately 1,050 square feet of office space, featuring three private rooms and an additional bathroom, offering rental income potential or expanded business space. An approximately 372 square foot basement provides additional storage or operational space. The property is positioned near the Mill Pond walkway, benefiting from ample Village parking and strong foot traffic in a downtown location. The property is suitable for an owner-occupant looking to operate a business while generating rental income from the upstairs offices, or for investors seeking a fully rentable mixed-use commercial asset. The location has a walk score of 79, indicating it is very walkable, and a bike score of 69, indicating it is bikeable.
Key Highlights
- Prime location in the heart of the busy Village of Monroe business district with strong foot traffic.
- Versatile 2,650 SF commercial property with multiple income and use possibilities.
- Mixed‑use property: First floor retail space (1,247 SF) and second floor office space (1,050 SF).
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
$32,255
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
4.04%
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%
$645,100
$645.1K
Cap Rate 7%
$460,786
$460.8K
Cap Rate 9%
$358,389
$358.4K
Market Conditions
NOI Build-Up for 2,650 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
$47.7K $18.00/SF
− Vacancy
−$1.6K −$0.61/SF
EGI
$46.1K $17.39/SF
− OpEx
−$13.8K −$5.22/SF
NOI
$32.3K $12.17/SF
Area
Orange County, NY
Vacancy
3.40%
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%
$645,100
Cap Rate 7%
$460,786
Cap Rate 9%
$358,389
Alternative Uses
Best Use
Retail
$460.8K
$403.2K – $537.6K
NOI $32,255 @ 7.0% cap · market cap 4.04%
Second Best
Mixed Use
$329.6K
$288.4K – $384.6K
NOI $23,075 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$897.5K
$785.3K – $1.05M
NOI $62,827 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
996
Businesses Nearby
79k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 55%
Shops & Services 31%
Dining 10%
Electronics 4%
ShopRite
Groceries
43,613 visits/mo
0.4 miles
Dollar Tree
Shops & Services
21,632 visits/mo
0.4 miles
Dunkin' Donuts
Dining
4,545 visits/mo
0.4 miles
Verizon
Electronics
3,104 visits/mo
0.4 miles
Wayback Burgers
Dining
3,076 visits/mo
0.5 miles
Demographics for 10950, NY
62,741
Population
17,531
Households
3.6
Avg Household Size
21
Median Age
26%
College-Educated
85%
High-School Grad
36.8 sq mi
ZIP Area
1,705
Density / Sq Mi
$77,123
Median Household Income
$38,496
Median Earnings
$1,693
Median Rent
$458,800
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 - Mixed-use property in Monroe's business district with income potential.
Where is this mixed-use property located?
The property is located at 8 Stage Road Monroe, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Prime location in the heart of the busy Village of Monroe business district with strong foot traffic.; Versatile 2,650 SF commercial property with multiple income and use possibilities.; Mixed‑use property: **First floor retail space (1,247 SF) and second floor office space (1,050 SF).**
