Two-Unit Mixed-Use
New
For Sale
$899,000
101-105-107 Lockwood, Yonkers, NY 10701
Commercial Sale, Yonkers, NY
Property Size2,781 SF
Price / SF$323.27
Days on Market2
Property Features for 101-105-107 Lockwood
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Basement
Unfinished, Full
Elementary school district
Yonkers
Middle school district
Yonkers
High school district
Yonkers
Standard status
Active
APN
1800-002-000-02370-000-0045
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
16666
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
open-concept layout
hardwood floors
four bathrooms
handicap-accessible bathrooms
two separate entrances
full basement
Building Details
Year built
1927
Building materials
Brick
Listing Agency:
Signature Premier Properties
Listed By:
Rosa M. DellAmore
(516) 766-7900
Added: Sep 22
Last Checked: Sep 23 at 7:06PM
MLS# 1053962
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.
This approximately 2,781-square-foot brick property contains two separate commercial units, offering distinct spaces within one building. One unit is leased and operating as a pizzeria, while the other is vacant. Interior features include an open-concept arrangement, hardwood floors, four bathrooms, two handicap-accessible bathrooms, separate entrances, and a full basement for additional storage. The building was constructed in 1927 and has forced-air natural-gas heating, wall/window cooling units, public water, and public sewer.
The property is zoned for mixed-use commercial, retail, office, and residential use. It is located a few blocks from Saw Mill Pkwy and near major roadways, public transportation, and a train station. The two-unit configuration, separate access points, and vacant space provide flexibility for continued leasing or owner occupancy, subject to applicable zoning and approvals.
The property is zoned for mixed-use commercial, retail, office, and residential use. It is located a few blocks from Saw Mill Pkwy and near major roadways, public transportation, and a train station. The two-unit configuration, separate access points, and vacant space provide flexibility for continued leasing or owner occupancy, subject to applicable zoning and approvals.
Key Highlights
- Approximately 2,781 SF mixed‑use property with two separate units
- One unit leased and operating as a pizzeria; second unit is vacant
- Mixed‑use zoning supports commercial, retail, office, and residential use
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
$61,171
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
6.80%
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%
$1,223,420
$1.2M
Cap Rate 7%
$873,871
$873.9K
Cap Rate 9%
$679,678
$679.7K
Market Conditions
NOI Build-Up for 2,781 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
$86.8K $31.20/SF
− Vacancy
−$5.2K −$1.87/SF
EGI
$81.6K $29.33/SF
− OpEx
−$20.4K −$7.33/SF
NOI
$61.2K $22.00/SF
Area
Yonkers, NY
Vacancy
6.00%
Lease Rate
$31.20 /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%
$1,223,420
Cap Rate 7%
$873,871
Cap Rate 9%
$679,678
Alternative Uses
Best Use
Specialty Retail
$873.9K
$764.6K – $1.02M
NOI $61,171 @ 7.0% cap · market cap 6.80%
Second Best
Retail
$775.9K
$678.9K – $905.2K
NOI $54,313 @ 7.0% cap · market cap 6.04%
Theoretical Best
Multifamily LT 5
$961.3K
$841.2K – $1.12M
NOI $67,294 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,500
Businesses Nearby
Explore this area
Business Placement
Demographics for 10701, NY
68,704
Population
28,252
Households
2.4
Avg Household Size
36
Median Age
30%
College-Educated
79%
High-School Grad
4.4 sq mi
ZIP Area
15,615
Density / Sq Mi
$63,310
Median Household Income
$42,702
Median Earnings
$1,694
Median Rent
$412,900
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 - Brick commercial building with one leased unit, one vacant unit, and flexible mixed-use zoning.
Where is this mixed-use property located?
The property is located at 101-105-107 Lockwood Yonkers, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Approximately 2,781 SF mixed‑use property with two separate units; One unit leased and operating as a pizzeria; second unit is vacant; Mixed‑use zoning supports commercial, retail, office, and residential use
