151-153 Broadway
Single-Tenant Retail Opportunity | $76,800 In-Place NNN Rent | 8.5%–9.5% Cap Rate Range
Marketing description
FLEXIBLE ACQUISITION STRUCTURE — REAL ESTATE ONLY OR FULL BUSINESS PACKAGE
151–153 Broadway is being offered with a flexible deal structure designed to accommodate a wide range of buyers. The Property may be acquired as real estate only — delivered fully vacant and ready for the next operator, tenant, or repositioning concept under the permissive Broadway Corridor (BC) zoning. Alternatively, the Property may be acquired together with the fully operational grocery store and fish market business, including all furniture, fixtures, and equipment (refrigeration, freezers, fish display cases, refrigerated cases, shelving, point-of-sale systems), established vendor and supplier relationships, operating permits in place, and the goodwill associated with a long-standing neighborhood retailer.
This dual-structure offering means the buyer chooses the path that fits their strategy: a clean real estate transaction at a market-supported value, or a turnkey "keys-in-hand" acquisition where day-one operations begin immediately, without the cost or delay of building out a new food-retail space from scratch. Owner-operators, investor-operators, ethnic grocery groups, specialty seafood concepts, and bodega operators are all encouraged to inquire. Pricing for the real estate, the business, and the combined package is available upon request.
SELLER FINANCING AVAILABLE — UP TO 65% LTV
To facilitate a smooth and timely transaction, the Seller is prepared to offer financing of up to 65% loan-to-value at an attractive, below-market interest rate for qualified purchasers. Seller financing eliminates lengthy bank approval timelines, reduces third-party underwriting friction, and allows buyers to close quickly and take possession on an accelerated schedule. Terms are flexible and negotiable based on buyer qualifications, down payment, and proposed business plan. Interested parties are encouraged to contact the listing broker to discuss specific financing terms, amortization, and rate parameters.
Investment highlights
- Three Ways to Win — Acquire vacant, lease at market NNN, or take over the turnkey grocery / fish market business with equipment, vendors, and goodwill in place
- Prime Broadway Frontage — Direct storefront exposure on Newburgh's primary commercial corridor with approximately 15,000+ vehicles per day
- In-Place Rent History of $76,800/Yr NNN — Previous tenant paid $6,400/month on a triple-net basis, providing a strong underwriting reference point
- Indicative Cap Rate of 8.5%–9.5% — Supported by recent Newburgh retail sale comparables, including 185 Broadway at a 9.14% cap
- Turnkey Food Retail Build-Out — Existing refrigeration, freezers, fish display cases, and shelving from prior NYS-licensed grocery operation (License )
- Highly Flexible Broadway Corridor (BC) Zoning — Permits grocery, restaurant, café, bakery, personal services, professional office, and mixed-use concepts
- Annual Taxes Approximately $24,000 — Reimbursable under a triple-net lease structure
- Public On-Street Parking — Along Broadway frontage and adjacent side streets
- Federal Opportunity Zone — Qualified long-term investors may benefit from capital gains tax deferral and basis step-up
- Dense, Walkable Trade Area — City of Newburgh population approximately 28,200; combined city + town trade area exceeds 60,000 residents
- Demographic Demand Driver — Trade area is 50%+ Hispanic, supporting strong year-round demand for ethnic grocery, butcher, and seafood concepts
- Hudson Valley Connectivity — Approximately 60 miles to Manhattan; immediate access to I-84, I-87 (NYS Thruway), Stewart International Airport, and the Newburgh-Beacon Ferry to Metro-North
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