Renovated Mixed-Use
New
For Sale
$899,000
88-90 Front St, Port Jervis, NY 12771
Modernized downtown property combines street-level retail with apartments under NMU zoning.
Property Size3,880 SF
Lot Size0.09 Acres
Days on Market5
Property Features for 88-90 Front St
General Information
Standard status
Active
Size
3,880 SF
Lot size
0.09 Acres
Property subtype
Investment
Zoning
Neighborhood Mixed-Use (NMU)
Additional Details
Utilities to Site
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$3,719
Building Details
Building Size
3,880 SF
Year Built
1910
Buildings
1
Units
5
Tenancy
Multi
Listing Agency:
Keller Williams Realty First New York
Listed By:
Beth Palma · License #10401364954
(917) 363-0234
Source:
Elliman
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 26 at 10:10AM
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 Keller Williams Realty First New York
Investment Insights
Based on property information with market context.
This mixed-use building at 88-90 Front St includes two street-level retail spaces and three residential apartments above. Significant renovation and modernization have updated the 1910 structure, creating a combined commercial and residential configuration within Port Jervis’s downtown district. The property occupies a 41 × 100 lot and includes public water, public sewer, natural gas, and electric service.
Located on Front Street in a walkable commercial corridor, the building has a Walk Score of 83 and a Bike Score of 22. Its NMU zoning supports a range of commercial and residential uses. Shops, restaurants, transportation, and commuter routes serving the Hudson Valley and NYC metro region are identified in the surrounding context.
Located on Front Street in a walkable commercial corridor, the building has a Walk Score of 83 and a Bike Score of 22. Its NMU zoning supports a range of commercial and residential uses. Shops, restaurants, transportation, and commuter routes serving the Hudson Valley and NYC metro region are identified in the surrounding context.
Key Highlights
- Two street‑level retail spaces with three residential apartments above
- Significantly renovated and modernized 1910 building
- 41 × 100 lot on Front Street
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
$72,577
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
8.07%
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%
$1,451,540
$1.5M
Cap Rate 7%
$1,036,814
$1.0M
Cap Rate 9%
$806,411
$806.4K
Market Conditions
NOI Build-Up for 3,880 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
$136.9K $35.28/SF
− Vacancy
−$4.9K −$1.27/SF
EGI
$132.0K $34.01/SF
− OpEx
−$59.4K −$15.30/SF
NOI
$72.6K $18.71/SF
Area
Orange County, NY
Vacancy
3.60%
Lease Rate
$35.28 /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%
$1,451,540
Cap Rate 7%
$1,036,814
Cap Rate 9%
$806,411
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$907.2K – $1.21M
NOI $72,577 @ 7.0% cap · market cap 8.07%
Second Best
Retail
$674.7K
$590.3K – $787.1K
NOI $47,226 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,988 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
Explore this area
Business Placement
Demographics for 12771, NY
14,423
Population
6,163
Households
2.3
Avg Household Size
41
Median Age
21%
College-Educated
91%
High-School Grad
34.6 sq mi
ZIP Area
417
Density / Sq Mi
$67,926
Median Household Income
$38,539
Median Earnings
$1,310
Median Rent
$246,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Modernized downtown property combines street-level retail with apartments under NMU zoning.
Where is this mixed-use property located?
The property is located at 88-90 Front St Port Jervis, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two street‑level retail spaces with three residential apartments above; Significantly renovated and modernized 1910 building; 41 × 100 lot on Front Street
