Two-Unit Mixed-Use
For Sale
$800,000
80 Lincoln Avenue, Pelham, NY 10803
The building combines a rented second-floor apartment with vacant commercial space on the first floor.
Property Size1,500 SF
Days on Market168
Property Features for 80 Lincoln Avenue
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Commercial
Zoning
RB2
Occupancy
100%
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$16,788
Building Details
Building Size
1,500 SF
Year Built
1908
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Coldwell Banker Realty
(646) 599-2882
Listed By:
Argjentina Vushaj
(646) 599-2882
Source:
Alexandermadisonhomes
Added: Mar 16
Changed: Aug 29
Last Checked: Aug 25 at 9:08AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Constructed in 1908, this two-unit mixed-use property includes a fully rented second-floor apartment with two bedrooms and one bathroom. The first floor is configured as vacant commercial space, providing an available area for a business or future tenant. The property is located at 80 Lincoln Avenue in Pelham, New York, near shops, transportation, and major roadways. RB2 zoning applies to the property.
Key Highlights
- Two‑unit mixed‑use property constructed in 1908
- Fully rented second‑floor apartment with 2 bedrooms and 1 bathroom
- Vacant commercial space occupies the first floor
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
$31,717
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
3.96%
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%
$634,340
$634.3K
Cap Rate 7%
$453,100
$453.1K
Cap Rate 9%
$352,411
$352.4K
Market Conditions
NOI Build-Up for 1,500 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
$52.2K $34.80/SF
− Vacancy
−$6.9K −$4.59/SF
EGI
$45.3K $30.21/SF
− OpEx
−$13.6K −$9.06/SF
NOI
$31.7K $21.14/SF
Area
Westchester County, NY
Vacancy
13.20%
Lease Rate
$34.80 /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%
$634,340
Cap Rate 7%
$453,100
Cap Rate 9%
$352,411
Alternative Uses
Best Use
Retail
$453.1K
$396.5K – $528.6K
NOI $31,717 @ 7.0% cap · market cap 3.96%
Second Best
Mixed Use
$310.6K
$271.8K – $362.4K
NOI $21,741 @ 7.0% cap · market cap 2.72%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,027
Businesses Nearby
48k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 76%
Dining 17%
Electronics 7%
Mobil
Shops & Services
12,732 visits/mo
0.2 miles
TD Bank
Shops & Services
8,802 visits/mo
0.1 miles
Dunkin' Donuts
Dining
8,319 visits/mo
0.2 miles
BP
Shops & Services
5,508 visits/mo
0.3 miles
Chase Bank
Shops & Services
5,451 visits/mo
0.2 miles
Demographics for 10803, NY
13,255
Population
4,360
Households
3
Avg Household Size
40
Median Age
74%
College-Educated
97%
High-School Grad
2.2 sq mi
ZIP Area
6,025
Density / Sq Mi
$212,288
Median Household Income
$97,447
Median Earnings
$2,242
Median Rent
$961,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - The building combines a rented second-floor apartment with vacant commercial space on the first floor.
Where is this mixed-use property located?
The property is located at 80 Lincoln Avenue Pelham, NY.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Two‑unit mixed‑use property constructed in 1908; Fully rented second‑floor apartment with 2 bedrooms and 1 bathroom; Vacant commercial space occupies the first floor
