Multifamily Building with River
For Sale
$8,500,000
Pending
80 main St, Ossining, NY 10562
Three-story multifamily building with 25 units and parking.
Property Size29,805 SF
Lot Size1.42 Acres
Days on Market166
Property Features for 80 main St
General Information
Standard status
Pending
Size
29,805 SF
Lot size
1.42 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$80,217
Building Details
Building Size
29,805 SF
Year Built
2018
Units
25
Listing Agency:
Coldwell Banker Residential Brokerage
Listed By:
Barry Synnott · License #30SY0598079
(914) 907-5487
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 22 at 12:14PM
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 Residential Brokerage
Investment Insights
Based on property information with market context.
This three-story multifamily building contains 25 units, including 11 one-bedroom units, 11 two-bedroom units, and 3 three-bedroom units. Three of the one-bedroom units are designated as affordable housing. The property includes 32 parking spaces. Individual storage spaces are located in the basement. Each unit is separately metered for electric. The building utilizes gas heat. The property overlooks the Hudson River. Additional amenities include storage.
Key Highlights
- Overlooks the Hudson River
- 25 Units: Featuring a mix of 1, 2, & 3 Bedroom Apartments
- Built in 2018
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
$511,208
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
6.01%
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%
$10,224,160
$10.2M
Cap Rate 7%
$7,302,971
$7.3M
Cap Rate 9%
$5,680,089
$5.7M
Market Conditions
NOI Build-Up for 29,805 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
$983.6K $33.00/SF
− Vacancy
−$54.1K −$1.82/SF
EGI
$929.5K $31.19/SF
− OpEx
−$418.3K −$14.03/SF
NOI
$511.2K $17.15/SF
Area
Westchester County, NY
Vacancy
5.50%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
45.00%
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%
$10,224,160
Cap Rate 7%
$7,302,971
Cap Rate 9%
$5,680,089
Alternative Uses
Best Use
Apartment 5plus
$7.30M
$6.39M – $8.52M
NOI $511,208 @ 7.0% cap · market cap 6.01%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$9.00M
$7.88M – $10.50M
NOI $630,211 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,109
Businesses Nearby
Explore this area
Business Placement
Demographics for 10562, NY
34,252
Population
12,745
Households
2.7
Avg Household Size
40
Median Age
46%
College-Educated
87%
High-School Grad
13.5 sq mi
ZIP Area
2,537
Density / Sq Mi
$113,069
Median Household Income
$53,499
Median Earnings
$2,118
Median Rent
$486,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Apartment building - Three-story multifamily building with 25 units and parking.
Where is this apartment building located?
The property is located at 80 main St Ossining, NY.
What is the asking price?
The asking price for this property is $8,500,000.
What are key features of this property?
This property features: Overlooks the Hudson River; 25 Units: Featuring a mix of 1, 2, & 3 Bedroom Apartments; Built in 2018
