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    Mixed-Use Investment in Margaretville, NY Title is generated by Realmo AI

    806 Main Street, Margaretville, NY 12455

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    For Sale
    $395,000

    COMMERCIAL - Margaretville, NY

    Property size:
    3,958 SF
    Lot size:
    0.03 Acres
    Price / SF:
    $99/SF
    Added:
    May 19, 2026
    Days on Market:
    2
    Last Refresh:
    May 20 at 4:06 pm

    Property Features for 806 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    gv
    Rooms
    Basement
    Standard status
    Active
    APN
    124603-306-007-0007-002-000
    Size
    3,958 SF
    Lot size
    0.03 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2318

    Utilities

    Heating system
    Electric (Heating)
    Water front features
    River Access, Stream
    Water front
    1

    Building Details

    Year built
    1920
    Floors in Building
    3
    Number of units
    6
    Flooring type
    Carpet, Varies, Hardwood
    Roof type
    Rubber, Membrane

    We can help!

    Listing Contact
    Debra Smith

    Listing agent Debra Smith License #10401396162

    Listing office Coldwell Banker Timberland Properties 75 Bridge Street, Margaretville, NY

    Listing date May 19, 2026

    MLS# R1682380

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime mixed‑use investment property with 4 residential apartments and 2 storefronts (currently 1 large store).
    • Strong income potential with multiple revenue streams from residential and commercial units.
    • High‑visibility location in the heart of historic Margaretville Village.
    • Durable rubber roof and reinforced basement.
    • Walking distance to shops, dining, and year‑round attractions.
    • Classic village charm with hardwood floors and river/stream access.

    Overview

    Located in the heart of historic Margaretville Village, this three-story mixed-use building offers an investment opportunity with four residential apartments and two storefronts, currently configured as one large store. The property provides income potential and multiple revenue streams. Noteworthy features include a durable rubber roof, a reinforced basement, and classic village charm. The location offers high visibility and is within walking distance of shops, dining, and year-round attractions in the Catskills. The property, with a size of 3958 square feet and situated on a 0.03-acre lot, is zoned GV. It is suited for investors seeking a value-add property with both residential and commercial appeal, offering a long-term investment opportunity.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Barbara Alyn Artwear Clothing Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Big Box & Wholesale Store Dental Office Spa & Massage Center Hair Salon Auto Repair Shop Nail Salon Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Margaretville
    County
    Delaware
    State
    New York
    Longitude
    -74.649002
    Latitude
    42.148039

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    FAQs

    What type of property is this?
    Mixed-use property - Three-story mixed-use building with residential and commercial units for sale.
    Where is this mixed-use property located?
    The property is located at 806 Main Street Margaretville, NY.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: Prime mixed‑use investment property with 4 residential apartments and 2 storefronts (currently 1 large store).; Strong income potential with multiple revenue streams from residential and commercial units.; High‑visibility location in the heart of historic Margaretville Village.
    (973) 479-6445
    We can help!
    Listing Contact
    Debra Smith
    Real Estate License ID: 10401396162
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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