Three-Story Mixed-Use
New
For Sale
$1,300,000
80A Main St, Nyack, NY 10960
Main-level eatery with offices and residential apartments above.
Property Size4,499 SF
Days on Market2
Property Features for 80A Main St
General Information
Standard status
Active
Size
4,499 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$41,978
Building Details
Building Size
4,499 SF
Year Built
1900
Units
4
Listing Agency:
Q Home Sales
Listed By:
Naomi Streicher · License #10301218918
(845) 364-0007
Source:
Elliman
Added: Sep 19
Last Checked: Sep 19 at 2:42PM
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 Q Home Sales
Investment Insights
Based on property information with market context.
Built in 1900, this three-story mixed-use property combines an eatery on the ground level with office space and two residential apartments on the upper floors. The upper-level offices are identified as convertible to living space or an apartment, adding flexibility to the existing configuration.
The property is located at 80A Main St in Nyack, with a Walk Score of 78 and a Bike Score of 47. Shops, restaurants, the waterfront, transportation, a bridge, hiking, and biking are all identified in the surrounding context. The building has been maintained by its longtime owner, and the existing tenants are described as long-term. Current rents are below market.
The property is located at 80A Main St in Nyack, with a Walk Score of 78 and a Bike Score of 47. Shops, restaurants, the waterfront, transportation, a bridge, hiking, and biking are all identified in the surrounding context. The building has been maintained by its longtime owner, and the existing tenants are described as long-term. Current rents are below market.
Key Highlights
- Three‑story mixed‑use building constructed in 1900
- Eatery occupies the main level
- Office space is located above the eatery
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
$73,730
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
5.67%
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%
$1,474,600
$1.5M
Cap Rate 7%
$1,053,286
$1.1M
Cap Rate 9%
$819,222
$819.2K
Market Conditions
NOI Build-Up for 4,499 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
$143.1K $31.80/SF
− Vacancy
−$9.0K −$2.00/SF
EGI
$134.1K $29.80/SF
− OpEx
−$60.3K −$13.41/SF
NOI
$73.7K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /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%
$1,474,600
Cap Rate 7%
$1,053,286
Cap Rate 9%
$819,222
Alternative Uses
Best Use
Specialty Retail
$2.97M
$2.60M – $3.47M
NOI $208,225 @ 7.0% cap · market cap 16.02%
Second Best
Apartment 5plus
$1.05M
$921.6K – $1.23M
NOI $73,730 @ 7.0% cap · market cap 5.67%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,848
Businesses Nearby
Explore this area
Business Placement
Demographics for 10960, NY
14,680
Population
6,680
Households
2.2
Avg Household Size
44
Median Age
63%
College-Educated
95%
High-School Grad
4.7 sq mi
ZIP Area
3,123
Density / Sq Mi
$126,404
Median Household Income
$69,067
Median Earnings
$2,148
Median Rent
$662,600
Median Home Value
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Main-level eatery with offices and residential apartments above.
Where is this mixed-use property located?
The property is located at 80A Main St Nyack, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Three‑story mixed‑use building constructed in 1900; Eatery occupies the main level; Office space is located above the eatery
