Building Details

Building Size 2,328 SF

Buildings 1

Stories 2

Units 3

Listing Agency: Keller Williams Hudson Valley Realty & United l***@gmail.com Show Phone

Listed By: Lynelle D Alessi Show Phone

Source: Elliman

Added: Aug 18 Changed: Aug 19 Last Checked: Aug 19 at 12:24PM

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Investment Insights

Based on property information with market context.

This mixed-use building in Otisville combines a pizzeria, a residential rental, and a liquor-store component within one property. The configuration offers both commercial and residential elements, with on-site parking included.

The property is located at 9 Main St, near other local businesses and a maintained town park. Walk Score is 10, indicating a car-dependent setting, while the Bike Score is 24, classified as somewhat bikeable.

Key Highlights

• Mixed‑use building with pizzeria, residential rental, and liquor‑store component
• On‑site parking included
• Located at 9 Main St in Otisville, NY 10963

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

$28,335

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

6.30%

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%

$566,700 $566.7K

Cap Rate 7%

$404,786 $404.8K

Cap Rate 9%

$314,833 $314.8K

Market Conditions

NOI Build-Up for 2,328 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

$41.9K $18.00/SF

− Vacancy

−$1.4K −$0.61/SF

EGI

$40.5K $17.39/SF

− OpEx

−$12.1K −$5.22/SF

NOI

$28.3K $12.17/SF

Area

Orange County, NY

Vacancy

3.40%

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%

$566,700

Cap Rate 7%

$404,786

Cap Rate 9%

$314,833

Alternative Uses

Best Use

Retail

$404.8K

$354.2K – $472.3K (±1% cap)

NOI $28,335 @ 7.0% cap · market cap 6.30%

Second Best

Mixed Use

$289.6K

$253.4K – $337.9K (±1% cap)

NOI $20,271 @ 7.0% cap · market cap 4.50%

Theoretical Best

Office A

$788.5K

$689.9K – $919.9K (±1% cap)

NOI $55,193 @ 7.0% cap · market cap 12.27%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Main Street Wine ... Specialty Food Shop Pizza Mania Restaurant

Suggested Use

Top Pick Parking Lot & Garage Building Supply Auto Parts Store Pharmacy Grocery & Convenience Store Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

74

Businesses Nearby

4k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Sunoco Shops & Services

3,955 visits/mo 0.2 miles

Demographics for 10963, NY

3,663

Population

1,281

Households

2.9

Avg Household Size

43

Median Age

17%

College-Educated

73%

High-School Grad

13.2 sq mi

ZIP Area

278

Density / Sq Mi

$79,265

Median Household Income

$49,775

Median Earnings

$925

Median Rent

$313,400

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Combined commercial and residential configuration with on-site parking and access to nearby businesses and a town park.

Where is this mixed-use property located?

The property is located at 9 Main St Otisville, NY.

What is the asking price?

The asking price for this property is $450,000.

What are key features of this property?

This property features: Mixed‑use building with pizzeria, residential rental, and liquor‑store component; On‑site parking included; Located at 9 Main St in Otisville, NY 10963