1000 Route 6 - Compelling commercial development opportunity 4 Acres of Commercial Land Offered at $1,995,000 in Mahopac, NY 10541

Address: 1000 Route 6, Mahopac, NY 10541 Site Area: 4.00 ± acres (174,240 ± SF) Zoning: C-2 (Commercial) Access: Signalized intersection on Route 6, corner lot across from a major power-retail center Utilities/Off-site Improvements: Cable, curb/gutter/sidewalk, electricity, gas, irrigation, sewer, streets, telephone, water Existing Entitlements: Approved for a two-building, ~15,000+ SF commercial center Taxes (2024): ~$0.11/SF Submarket: Route 6 Corridor – Hamlet of Mahopac, Town of Carmel, Putnam County Traffic / Rail / Airport: Drive time to Croton Falls Station (Metro-North Harlem Line) ˜ 13 min (5.7 mi) Drive time to Brewster Station (Harlem Line) ˜ 13 min (8.0 mi) Drive time to Westchester County Airport ˜ 41 min (27.3 mi) Drive time to Stewart International ˜ 55 min (38.0 mi) Demographics: 1-mile radius: 2,254 population, 757 households, median HH income ~$114K, median age ~44.6 3-mile radius: 21,238 population, 7,572 households, median HH income ~$109.6K, median age ~44.5 Traffic Count: 33,790 vehicles through Chestnut Drive / Oak Drive South intersection in 2025 (~0.39 mi away) Location & Context — Why This Site Is Strong High-visibility, signalized corner on a major route – The site sits at a lighted portion of Route 6, providing excellent ingress/egress and strong visibility to passing traffic, which is critical for retail, food, bank & service uses. Strong retail context – Across from the intersection of the “Kmart Plaza” (which includes a brand new Stop & Shop) anchors the trade area and draws consistent consumer traffic. Well-positioned in growth zone – The Route 6 corridor in Mahopac / Carmel has been identified in a planning study as a key commercial corridor with infill potential. Solid demographic base – Within three miles the area supports ~7,500 households, median income above $100K, meaning strong spending power. Recent examples of redevelopment/investment – Adjacent retail centers (e.g., the “Mahopac Village Centre” anchored by ACME & Planet Fitness) show the market is active. Key Market Trends & Site Considerations Trends The “Corridor Study” for the Route 6 / Hamlet of Mahopac corridor notes that new commercial redevelopment is feasible if infrastructure limitations (e.g., sewer) are addressed. In the Mahopac area, pad sites and corner lots along Route 6 are being actively marketed for restaurants, banks, service-uses, and retail. For example, a 0.74 acre pad at 870 Route 6 described as “level property … ready for redevelopment … retail, bank, fast-food, restaurant, day-care” in 2025. Regional economic development programs (via Empire State Development) have identified Route 6 in Mahopac as a corridor eligible for infrastructure and economic revitalization grants. Considerations While this specific parcel appears to have utilities listed, it's wise to confirm full municipal sewer & water capacity (the Corridor Study flagged some parcels in this corridor needing septic/wells vs. municipal services). The site’s prior approval for ~15,000 SF in two buildings is a positive entitlement indicator, but you’ll want to verify that the approved plan is still active and whether modifications (tenant mix, drive-thru configurations, parking counts, signage) will be required under current zoning and site plan review. Traffic counts and signal conditions will support strong access—but detailed traffic modeling (peak hours, turning movements) may be required for tenants (e.g., banks, fast-food drive-thru) so budget accordingly. Because this is a growth corridor, positioning your tenant mix to leverage “pass-by” traffic, convenience demand, and anchor support is key. The study mentions cafes/coffee shops, quick-service restaurants, banks, service retail as high-priority uses. Recommended Uses & Development Scenarios Given the characteristics of the site and market, here are top recommended uses and possible development scenarios to maximize value: Optimal Uses Drive-thru Quick Services / Food & Beverage – A fast-casual concept, coffee/espresso drive-thru, end-cap QSR suit the high traffic and signalized access. Bank with Drive-Up Teller & ATM Canopy – Banks continue to value high-visibility corner lots; a two-story building with second-floor office/personal banking could be considered. Service Retail / Big-Box Adjacent Use – Given the proximity to major retail anchors, uses such as a fitness studio, health/wellness clinic, specialty grocer, or discount retail outlet could fill demand. Medical/Wellness Campus or Professional Office Use – Given high incomes and aging demographics (median age ~44+), a small outpatient medical office, urgent care, or specialty wellness center could work. Mixed Use Commercial (Retail + Office) – If zoning allows, a two-building scheme could include ground-floor retail/showrooms with second -floor professional offices or flex space. Value-Added Scenarios Two-Building, ~15,000 SF Commercial Center – Leverage the existing approval: building #1 ~8,000-10,000 SF anchor tenant (e.g., grocery satellite, gym, or discount store) and building #2 ~5,000-7,000 SF smaller tenants (QSR, bank, service). Pad Sites + Outparcels – Split the 4-acre parcel into primary building plus one or two pad sites for drive-thru operators or bank outparcel, creating multiple lease streams. Re-Positioning with Branding & Landscaping Enhancements – Because the corridor study emphasizes “streetscape improvements” and signage upgrade potential. Consider high-end finishes, monument signage, LED pylon, landscaping to elevate the site above generic strip retail. Block Lease Back to an Owner-User – A user such as a healthcare provider or franchisee might purchase the land and build-to-suit, providing quicker occupancy and reduced speculative risk. Unlock the Southern Gateway of the Route 6 Commercial Corridor • Prime signalized corner lot: 4.00 acres (174,240 SF) with direct access onto U.S. Route 6 — one of the most trafficked commercial thoroughfares in the Town of Carmel/Mahopac. • Immediately across from a major power-retail center anchored by Stop & Shop, and surrounded by strong household incomes (3-mile median $100K) and commuter-rail access to the city. • Fully permitted for a two-building, ~15,000 SF commercial center—giving significant head-start value for tenants, bank, fast-food, service, or retail users. • Utilities and off-site improvements already in place (curb/gutter/sidewalk, electricity, gas, water, sewer, telephone, cable) — minimizing development risk. • Impeccable branding opportunity: major site visibility, monument signage, ideal “pad-site” exposure for drive-thru restaurants or bank, and synergy with existing retail cluster. • Growth corridor status: the Town and County planning bodies identify this section of Route 6 as a key redevelopment corridor with enhanced potential when infrastructure is leveraged. Development Opportunity Capture the high-income, transit-commuter demographic in Putnam County by providing convenience-oriented retail,