381 Main St 2,111 SF 100% Leased Office Building Poughkeepsie, NY 12601 $649,000 ($307.44/SF) 8.50% Cap Rate

Position yourself in the heart of Downtown Poughkeepsie with this exceptional mixed use investment opportunity at 381 Main Street. This well-maintained commercial property offers the rare combination of immediate cash flow, long term upside, and one of the most valuable amenities in the city: dedicated off street parking with approximately 10 exclusive spaces. The first floor is occupied by a successful, high-end salon whose owner is offering the property for sale and is interested in remaining as a long-term tenant, providing investors with immediate occupancy and rental income from an established business. The second floor is currently leased on a month-to-month basis to a nail salon, offering flexibility to maintain the existing tenant, negotiate new lease terms, or reposition the space to maximize future income. Investment potential extends well beyond the existing rental stream. With approximately 10 dedicated parking spaces, this property offers an uncommon advantage in Downtown Poughkeepsie, where neighboring commercial buildings often lack private parking. The lot itself presents an additional revenue opportunity through leased parking spaces for nearby businesses, employees, or residents, creating another potential income source.
Located within an area benefiting from ongoing public and private investment, Downtown Poughkeepsie continues to experience significant revitalization, making this an ideal time to secure a commercial asset with both current income and future appreciation potential. Investors seeking stable cash flow may appreciate the opportunity to retain the existing businesses while strategically increasing rental income over time to improve overall returns. Whether you are completing a 1031 Exchange, expanding your commercial portfolio, or seeking a mixed-use asset with multiple income streams, 381 Main Street offers a compelling combination of location, flexibility, parking, and long-term investment potential. Opportunities to acquire a property of this caliber with established tenants, dedicated parking, and multiple avenues for increased revenue are increasingly rare in the City of Poughkeepsie.
Net Operating Income (NOI):
$66,000 - $10,000 = $56,000
Cap Rate Calculation:
$56,000 ÷ $649,000 = 0.0863
Cap Rate: Approximately 8.6%
An 8.6% cap rate is considered quite attractive for a stabilized mixed use investment, especially if:
The first floor tenant (the salon owner) signs a long term lease after the sale.
The second floor tenant remains or rents can be increased over time.
The dedicated parking lot creates an additional income stream by leasing unused parking spaces to neighboring businesses or residents.
If you include parking income, the return improves even more. For example:
5 parking spaces rented at $100/month each = $6,000 additional annual income.
NOI becomes approximately $62,000.
Cap rate increases to about 9.6%