Highland Mixed-Use Investment
For Sale
$900,000
81 Vineyard Ave, Highland, NY 12528
Eleven-unit mixed-use building in Highland, New York.
Property Size6,541 SF
Lot Size0.22 Acres
Days on Market147
Property Features for 81 Vineyard Ave
General Information
Standard status
Active
Size
6,541 SF
Lot size
0.22 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,357
Building Details
Building Size
6,541 SF
Year Built
1930
Units
11
Listing Agency:
BHHS HUDSON VALLEY PROPERTIES
(845) 702-7060
Listed By:
Daniel Axtmann · License #40AX1070499
(845) 702-7060
Source:
Elliman
Added: Mar 26
Changed: Aug 15
Last Checked: Aug 19 at 10:28AM
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 BHHS HUDSON VALLEY PROPERTIES
Investment Insights
Based on property information with market context.
This mixed-use building is located in the Village of Highland. The property features two storefronts, one three-bedroom unit, six one-bedroom units, and two studio apartments. Most of the units have separate utilities. The property benefits from a central location with high visibility and foot traffic. Municipal parking, village amenities, commuter routes, and the Mid-Hudson Bridge are easily accessible.
Key Highlights
- Mixed‑use building with 11 units provides diverse income streams.
- Central village location offers high visibility and foot traffic for storefronts.
- Majority of units have separate utilities, simplifying management.
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
$77,884
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
8.65%
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%
$1,557,680
$1.6M
Cap Rate 7%
$1,112,629
$1.1M
Cap Rate 9%
$865,378
$865.4K
Market Conditions
NOI Build-Up for 6,541 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
$117.7K $18.00/SF
− Vacancy
−$6.5K −$0.99/SF
EGI
$111.3K $17.01/SF
− OpEx
−$33.4K −$5.10/SF
NOI
$77.9K $11.91/SF
Area
Ulster County, NY
Vacancy
5.50%
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%
$1,557,680
Cap Rate 7%
$1,112,629
Cap Rate 9%
$865,378
Alternative Uses
Best Use
Retail
$1.11M
$973.6K – $1.30M
NOI $77,884 @ 7.0% cap · market cap 8.65%
Second Best
Mixed Use
$988.2K
$864.6K – $1.15M
NOI $69,171 @ 7.0% cap · market cap 7.69%
Theoretical Best
Multifamily LT 5
$61.17M
$53.52M – $71.36M
NOI $4,281,892 @ 7.0% cap · market cap 475.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
313
Businesses Nearby
42k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Dining 27%
Speedway
Shops & Services
17,176 visits/mo
0.4 miles
Burger King
Dining
11,354 visits/mo
0.4 miles
Dollar General
Shops & Services
10,175 visits/mo
0.5 miles
M&T Bank
Shops & Services
2,328 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
1,247 visits/mo
0.2 miles
Demographics for 12528, NY
14,089
Population
6,332
Households
2.2
Avg Household Size
44
Median Age
42%
College-Educated
94%
High-School Grad
44.9 sq mi
ZIP Area
314
Density / Sq Mi
$89,096
Median Household Income
$57,626
Median Earnings
$1,642
Median Rent
$337,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Eleven-unit mixed-use building in Highland, New York.
Where is this mixed-use property located?
The property is located at 81 Vineyard Ave Highland, NY.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Mixed‑use building with 11 units provides diverse income streams.; Central village location offers **high visibility and foot traffic for storefronts**.; Majority of units have separate utilities, simplifying management.
