Versatile Mixed-Use Commercial
For Sale
Contact for pricing
Pending
7174 Old Rte 209, Wawarsing, NY 12489
3000 sq ft mixed-use space in Wawarsing, NY.
Property Size2,720 SF
Lot Size0.50 Acres
Days on Market854
Property Features for 7174 Old Rte 209
General Information
Standard status
Pending
Size
2,720 SF
Total Parking Spaces
11
Lot size
0.50 Acres
Property subtype
Retail
Zoning
B/H
Building Details
Year Built
2000
Year Renovated
2023
Buildings
1
Stories
1
Units
1
Listing Agency:
Corcoran Country Living
(917) 685-8575
Listed By:
Jason Karadus · License #NY 10991233039
Source:
Crexi
Added: Apr 22, 2024
Changed: Aug 14
Last Checked: Jul 24 at 5:53PM
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 Corcoran Country Living
Investment Insights
Based on property information with market context.
Located in the heart of Wawarsing on Route 209, approximately 75 minutes from NYC, this commercial property offers a 3000 sq ft mixed-use space on a half-acre lot. The property, previously home to Pfalzerbrau, a craft brewery, features multiple rooms suitable for storage, office, and flex space. An insulated room, formerly used for refrigeration, and a main tasting room, which served as a taproom and food concession area, are included. The property contains two full baths and one-half bath. The warehouse space offers 2000 sq ft with a 16' ceiling height and a designated utility room with a separate 200 AMP service. The property is paved with ample parking spaces and surrounded by privacy fencing. The building has three separate electric meters. A new water main was installed in 2023, complementing water from an existing on-site well. The property has the potential to be a live/work space. Subject to municipal approvals and permits, the property could continue as a microbrewery or be adapted for an entirely new vision.
Key Highlights
- 3000 sq ft mixed‑use space on a well‑maintained half acre in the heart of Wawarsing on Route 209.
- Located only 75 minutes from NYC.
- Ample parking spaces and surrounding privacy fencing.
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
$28,764
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
5.81%
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%
$575,280
$575.3K
Cap Rate 7%
$410,914
$410.9K
Cap Rate 9%
$319,600
$319.6K
Market Conditions
NOI Build-Up for 2,720 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
$49.0K $18.00/SF
− Vacancy
−$2.9K −$1.08/SF
EGI
$46.0K $16.92/SF
− OpEx
−$17.3K −$6.34/SF
NOI
$28.8K $10.58/SF
Area
Ulster County, NY
Vacancy
6.00%
Lease Rate
$18.00 /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%
$575,280
Cap Rate 7%
$410,914
Cap Rate 9%
$319,600
Alternative Uses
Best Use
Mixed Use
$410.9K
$359.6K – $479.4K
NOI $28,764 @ 7.0% cap · market cap 5.81%
Second Best
Industrial
$228.2K
$199.6K – $266.2K
NOI $15,971 @ 7.0% cap · market cap 3.23%
Theoretical Best
Multifamily LT 5
$25.44M
$22.26M – $29.68M
NOI $1,780,576 @ 7.0% cap · market cap 359.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 12489, NY
267
Population
81
Households
3.3
Avg Household Size
43
Median Age
18%
College-Educated
100%
High-School Grad
3.6 sq mi
ZIP Area
74
Density / Sq Mi
$26,100
Median Household Income
$245,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 3000 sq ft mixed-use space in Wawarsing, NY.
Where is this mixed-use property located?
The property is located at 7174 Old Rte 209 Wawarsing, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 3000 sq ft mixed‑use space on a well‑maintained half acre in the heart of Wawarsing on Route 209.; Located only 75 minutes from NYC.; Ample parking spaces and surrounding privacy fencing.
