Renovated Mixed-Use
For Sale
$1,100,000
88-90 Front Street, Port Jervis, NY 12771
Two storefronts and three apartments provide a combined commercial and residential configuration.
Property Size3,880 SF
Lot Size0.09 Acres
Days on Market191
Property Features for 88-90 Front Street
General Information
Standard status
Active
Size
3,880 SF
Class
C
Total Parking Spaces
4
Lot size
0.09 Acres
Property subtype
Commercial
Zoning
NMU
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,719
Building Details
Building Size
3,880 SF
Buildings
1
Stories
2
Units
5
Tenancy
Multi
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Kevin M. Tuhy
(845) 238-4963
Source:
Cornerstonemyhome
Added: Mar 14
Changed: Sep 18
Last Checked: Sep 18 at 3:36PM
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
Investment Insights
Based on property information with market context.
Located at 88-90 Front Street in Port Jervis, this renovated mixed-use building combines two street-level retail spaces with three residential apartments above. The property has received substantial modernization and offers a blend of commercial and residential occupancy within one structure.
The 41 × 100 lot is positioned in downtown Port Jervis, with storefront presence along Front Street and access to public water, public sewer, natural gas, and electric service. NMU zoning supports both commercial and residential uses. Shops, restaurants, transportation, and commuter routes serving the Hudson Valley and New York City metropolitan area are located nearby, adding to the property’s downtown context.
The 41 × 100 lot is positioned in downtown Port Jervis, with storefront presence along Front Street and access to public water, public sewer, natural gas, and electric service. NMU zoning supports both commercial and residential uses. Shops, restaurants, transportation, and commuter routes serving the Hudson Valley and New York City metropolitan area are located nearby, adding to the property’s downtown context.
Key Highlights
- Two street‑level retail spaces with three residential apartments above
- Renovated and modernized mixed‑use building
- NMU zoning supports commercial and residential uses
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
$46,835
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
4.26%
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%
$936,700
$936.7K
Cap Rate 7%
$669,071
$669.1K
Cap Rate 9%
$520,389
$520.4K
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
$69.8K $18.00/SF
− Vacancy
−$2.9K −$0.76/SF
EGI
$66.9K $17.24/SF
− OpEx
−$20.1K −$5.17/SF
NOI
$46.8K $12.07/SF
Area
Sullivan County, NY
Vacancy
4.20%
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%
$936,700
Cap Rate 7%
$669,071
Cap Rate 9%
$520,389
Alternative Uses
Best Use
Retail
$669.1K
$585.4K – $780.6K
NOI $46,835 @ 7.0% cap · market cap 4.26%
Second Best
Mixed Use
$475.6K
$416.1K – $554.8K
NOI $33,290 @ 7.0% cap · market cap 3.03%
Theoretical Best
Office A
$1.06M
$931.2K – $1.24M
NOI $74,496 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
74k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Groceries 24%
Dining 23%
Home Improvements & Furnishings 1%
Save-A-Lot
Groceries
17,452 visits/mo
0.3 miles
Burger King
Dining
16,667 visits/mo
0.2 miles
Chase Bank
Shops & Services
8,991 visits/mo
0.2 miles
Dollar Tree
Shops & Services
7,996 visits/mo
0.3 miles
Mobil
Shops & Services
6,495 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Two storefronts and three apartments provide a combined commercial and residential configuration.
Where is this mixed-use property located?
The property is located at 88-90 Front Street Port Jervis, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two street‑level retail spaces with three residential apartments above; Renovated and modernized mixed‑use building; NMU zoning supports commercial and residential uses
