Corner Restaurant & Bar
For Sale
$2,300,000
96 Main Street, Poughkeepsie, NY 12601
Restaurant and bar property on the corner of Main Street and South Clover in Dutchess County.
Property Size10,432 SF
Days on Market55
Property Features for 96 Main Street
General Information
Standard status
Active
Size
10,432 SF
Taxes and HOA fees
Annual Taxes
$28,160
Amenities
Wall/Window Unit(s), Zoned
Forced Air
Partially Finished, Storage Space
River
Parking Lot
Building Details
Building Size
10,432 SF
Year Built
1920
Buildings
1
Stories
3
Listing Agency:
RAND COMMERCIAL
(845) 926-6161
Listed By:
Robert A Vitanza
(845) 926-6161
Source:
Evrealestate
Added: Jun 30
Changed: Aug 11
Last Checked: Aug 23 at 3:17AM
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 RAND COMMERCIAL
Investment Insights
Based on property information with market context.
This for-sale restaurant and bar property is located at 96 Main Street and sits on the corner of Main Street and South Clover.
Directions: Take Rte. 9 to the Main Street Poughkeepsie exit. Heading north on Rte. 9, take the Main Street exit, make a right at the end of the exit ramp, and the property is on the right.
Directions: Take Rte. 9 to the Main Street Poughkeepsie exit. Heading north on Rte. 9, take the Main Street exit, make a right at the end of the exit ramp, and the property is on the right.
Key Highlights
- Corner restaurant and bar property on Main Street and South Clover in Dutchess County
- River view
- Parking lot onsite
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
$188,884
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
8.21%
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%
$3,777,680
$3.8M
Cap Rate 7%
$2,698,343
$2.7M
Cap Rate 9%
$2,098,711
$2.1M
Market Conditions
NOI Build-Up for 10,432 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
$262.9K $25.20/SF
− Vacancy
−$11.0K −$1.06/SF
EGI
$251.8K $24.14/SF
− OpEx
−$63.0K −$6.04/SF
NOI
$188.9K $18.11/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
25.00%
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%
$3,777,680
Cap Rate 7%
$2,698,343
Cap Rate 9%
$2,098,711
Alternative Uses
Best Use
Specialty Retail
$2.70M
$2.36M – $3.15M
NOI $188,884 @ 7.0% cap · market cap 8.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.14M
$2.75M – $3.66M
NOI $219,815 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,903
Businesses Nearby
20k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 54%
Hotels & Casinos 31%
Dining 15%
DoubleTree by Hilton Poughkeepsie
Hotels & Casinos
6,026 visits/mo
0.3 miles
Mobil
Shops & Services
5,651 visits/mo
0.3 miles
Valero Energy
Shops & Services
4,847 visits/mo
0.4 miles
El Azteca
Dining
2,994 visits/mo
0.1 miles
Demographics for 12601, NY
44,264
Population
17,972
Households
2.5
Avg Household Size
35
Median Age
30%
College-Educated
88%
High-School Grad
18.3 sq mi
ZIP Area
2,419
Density / Sq Mi
$64,769
Median Household Income
$37,259
Median Earnings
$1,376
Median Rent
$275,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Restaurant and bar property on the corner of Main Street and South Clover in Dutchess County.
Where is this bar & pub located?
The property is located at 96 Main Street Poughkeepsie, NY.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Corner restaurant and bar property on Main Street and South Clover in Dutchess County; River view; Parking lot onsite
