Auto Repair Property with Rental
New
For Sale
$4,600,000
80 Wisner Ave, Middletown, NY 10940
Includes recently updated rental buildings, storage units, and I-1 zoning.
Property Size20,188 SF
Lot Size1.40 Acres
Days on Market4
Property Features for 80 Wisner Ave
General Information
Standard status
Active
Size
20,188 SF
Lot size
1.40 Acres
Property subtype
Commercial
Zoning
I-1
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$24,138
Amenities
storage units
railroad access
Building Details
Building Size
20,188 SF
Year Built
1929
Units
8
Tenancy
Multi
Listing Agency:
Curasi Realty, Inc.
(914) 850-1909
Listed By:
Pedro Garcia · License #40GA0948158
(914) 850-1909
Source:
Elliman
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 10:43AM
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 Curasi Realty, Inc.
Investment Insights
Based on property information with market context.
The 1.4-acre property at 80 Wisner Ave includes an auto body and repair business, four rental buildings, and storage units. Multiple tenants occupy the site, creating a mix of automotive operations and rental space. The property was built in 1929 and is zoned I-1.
Recent work to the rental buildings includes roof, HVAC, electrical, and interior updates. The site is positioned along a high-traffic corridor with access and signage, while a local railroad runs alongside the property. Middletown is identified as the surrounding city, and the property offers a combined automotive, rental, and storage configuration.
Recent work to the rental buildings includes roof, HVAC, electrical, and interior updates. The site is positioned along a high-traffic corridor with access and signage, while a local railroad runs alongside the property. Middletown is identified as the surrounding city, and the property offers a combined automotive, rental, and storage configuration.
Key Highlights
- 1.4‑acre automotive property at 80 Wisner Ave, Middletown, NY 10940
- Auto body and repair business included with the property
- Four rental buildings with recent roof, HVAC, electrical, and interior updates
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
$245,720
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
5.34%
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%
$4,914,400
$4.9M
Cap Rate 7%
$3,510,286
$3.5M
Cap Rate 9%
$2,730,222
$2.7M
Market Conditions
NOI Build-Up for 20,188 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
$363.4K $18.00/SF
− Vacancy
−$12.4K −$0.61/SF
EGI
$351.0K $17.39/SF
− OpEx
−$105.3K −$5.22/SF
NOI
$245.7K $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%
$4,914,400
Cap Rate 7%
$3,510,286
Cap Rate 9%
$2,730,222
Alternative Uses
Best Use
Retail
$3.51M
$3.07M – $4.10M
NOI $245,720 @ 7.0% cap · market cap 5.34%
Second Best
Warehouse
$2.86M
$2.50M – $3.33M
NOI $199,967 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$6.84M
$5.98M – $7.98M
NOI $478,620 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
699
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10940, NY
52,803
Population
19,930
Households
2.6
Avg Household Size
39
Median Age
24%
College-Educated
86%
High-School Grad
63.1 sq mi
ZIP Area
837
Density / Sq Mi
$87,198
Median Household Income
$46,435
Median Earnings
$1,600
Median Rent
$301,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Johnny's Service Station — 125 W Main St, Middletown, NY 10940
- Star Collision Paint & Body Works — 88 W Main St #4923, Middletown, NY 10940
- 1 M & N Auto Repair and Auto Body — 5 Montgomery St, Middletown, NY 10940
- Ortega Glass LLC — 75 E Main St, Middletown, NY 10940
- Clean care auto repair — 8 Cottage St, Middletown, NY 10940
Frequently Asked Questions
What type of property is this?
Auto shop - Includes recently updated rental buildings, storage units, and I-1 zoning.
Where is this auto shop located?
The property is located at 80 Wisner Ave Middletown, NY.
What is the asking price?
The asking price for this property is $4,600,000.
What are key features of this property?
This property features: 1.4‑acre automotive property at 80 Wisner Ave, Middletown, NY 10940; Auto body and repair business included with the property; Four rental buildings with recent roof, HVAC, electrical, and interior updates
