Mixed-Use Property with River
For Sale
$499,000
9 Thompson Street, Port Jervis, NY 12771
Commercial Sale, Port Jervis, NY
Property Size3,820 SF
Lot Size0.23 Acres
Price / SF$130.63
Days on Market110
Property Features for 9 Thompson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking features
Parking Lot, Off Street
Basement
Unfinished
View
River
Elementary school
East Main Street Elementary School
Middle school
Port Jervis Middle School
High school
Port Jervis Senior High School
Elementary school district
Port Jervis
Middle school district
Port Jervis
High school district
Port Jervis
Standard status
Active
APN
331300-017-000-0009-009.000-0000
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
12206
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard, Radiant
Cooling system
Electric, Wall/Window Unit(s), Window Unit(s), ENERGY STAR Qualified Equipment
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Building materials
Block
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Elena James · License #10401309680
(845) 699-0708
Added: May 6
Changed: Aug 20
Last Checked: Aug 23 at 6:06PM
MLS# 996002
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1890, this block-constructed mixed-use property occupies 0.2296 acres in Port Jervis. The building was formerly used as a school and includes a basement, with natural gas heating supported by baseboard and radiant systems. Cooling is provided through electric wall or window units, including ENERGY STAR Qualified Equipment. The property also has electricity available, public water, and public sewer.
The site faces the Delaware River and is positioned across from Riverside Creamery. Interstate 84, the NJ Transit station, and the Pennsylvania and New Jersey borders are each described as minutes away. Parking is provided in an off-street lot, supporting a range of commercial, residential, or combined occupancy concepts.
The site faces the Delaware River and is positioned across from Riverside Creamery. Interstate 84, the NJ Transit station, and the Pennsylvania and New Jersey borders are each described as minutes away. Parking is provided in an off-street lot, supporting a range of commercial, residential, or combined occupancy concepts.
Key Highlights
- 0.2296‑acre mixed‑use property in Port Jervis
- Built in 1890 with block construction
- Delaware River views and location across from Riverside Creamery
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
$32,776
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
6.57%
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%
$655,520
$655.5K
Cap Rate 7%
$468,229
$468.2K
Cap Rate 9%
$364,178
$364.2K
Market Conditions
NOI Build-Up for 3,820 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
$59.6K $15.60/SF
− Vacancy
−$7.2K −$1.87/SF
EGI
$52.4K $13.73/SF
− OpEx
−$19.7K −$5.15/SF
NOI
$32.8K $8.58/SF
Area
Sullivan County, NY
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$655,520
Cap Rate 7%
$468,229
Cap Rate 9%
$364,178
Alternative Uses
Best Use
Mixed Use
$468.2K
$409.7K – $546.3K
NOI $32,776 @ 7.0% cap · market cap 6.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$916.8K – $1.22M
NOI $73,344 @ 7.0% cap · market cap 14.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
832
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building offers flexible commercial and residential use with public water, public sewer, and off-street parking.
Where is this mixed-use property located?
The property is located at 9 Thompson Street Port Jervis, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 0.2296‑acre mixed‑use property in Port Jervis; Built in 1890 with block construction; Delaware River views and location across from Riverside Creamery
