411 Violet Ave, Poughkeepsie, NY 12601

Dunkin’ – 411 Violet Avenue, Poughkeepsie, NY 12601 presents an exceptional net lease investment opportunity in the heart of the Hudson Valley. This free-standing, fee-simple retail property totals approximately 1,288 SF on 0.43 acres and is leased to Dunkin’ under an absolute NNN structure, offering zero landlord responsibilities. The property features approximately 11.5 years of lease term remaining, with two 5-year renewal options and 12% rent increases every five years, including the next scheduled bump in 2027. The current NOI is approximately $83,496.96, including percentage rent, delivering an attractive 5.89% cap rate. Strategically positioned along Violet Avenue with traffic counts exceeding 9,585 vehicles per day, the site benefits from strong visibility and direct access near key area demand drivers, including the New York State Department of Transportation, NYSEMA, Dutchess Community College, public schools, and surrounding residential neighborhoods. The tenant is operated by Violet Avenue Café LLC, a 14-unit Dunkin’ franchisee, and the lease is backed by an unlimited personal guaranty. Combined with Dunkin’s nationally recognized brand strength and Poughkeepsie’s growing population and stable employment base, this asset offers durable income and long-term investment appeal.