The Agency Commercial Division is pleased to present 137–139 Willett Avenue, a stabilized 10-unit mixed-use investment property strategically positioned in the heart of downtown Port Chester, New York. The three-story, approximately 7,821-square-foot building consists of eight residential apartments and two street-level commercial spaces, providing investors with a diversified combination of multifamily and retail income. Offered at $2,115,000, the property generates approximately $262,860 in annual gross revenue and an underwritten Net Operating Income of $161,755, representing an attractive 7.65% in-place capitalization rate. The property's income profile has recently been strengthened through completed lease renewals. Five residential tenants renewed with increases of $100 per month, increasing residential rental income by approximately $6,000 annually. In addition, commercial tenant Steph's executed a new five-year lease at a meaningful increase in rent. The lease carries zero landlord cost and provides 3% annual rent escalations in Years 2 through 5, creating contractual income growth for the next owner. Beyond its current cash flow, the property benefits from an exceptional transit-oriented location within approximately a one-minute walk of the Port Chester Metro-North Station, excellent downtown walkability, and immediate proximity to restaurants, retail, entertainment and neighborhood amenities. The combination of a 7.65% going-in yield, stabilized tenancy, contractual rent growth, diversified revenue, conservative expense underwriting and a walk-to-train Westchester location makes 137–139 Willett Avenue a compelling opportunity for private investors, 1031 exchange buyers, family offices and regional mixed-use owners. Investment Highlights 7.65% In-Place Cap Rate The $2,115,000 asking price provides investors with an attractive going-in yield based on an underwritten NOI of $161,755. $262,860 Annual Gross Revenue The executed June 2026 rent roll provides a substantial existing income stream from residential rents, commercial rents and CAM reimbursements. 10 Diversified Income-Producing Units The property contains eight residential apartments and two commercial storefronts, reducing reliance on any single tenant or asset class. Recently Executed Residential Renewals Five residential tenants renewed at increases of $100 per month, collectively adding approximately $6,000 in annual residential income. New Five-Year Commercial Lease Commercial tenant Stephanie Chavez has executed a new five-year lease, substantially reducing near-term rollover exposure. Contractual Commercial Rent Growth The commercial renewal includes 3% annual increases in Years 2 through 5, providing built-in revenue growth to the next owner. Zero Landlord Cost on Renewal The commercial renewal carries zero landlord cost, allowing the incoming investor to benefit from the stabilized lease without associated renewal expenditures. Walk-to-Train Location The property is positioned approximately one minute from the Port Chester Metro-North Station, providing direct connectivity to Manhattan, Stamford and employment centers throughout the region. Separately Metered Units Separate electric and boiler metering helps control ownership expenses and improves operating efficiency. Opportunity Zone Location The property is located within a designated Opportunity Zone, potentially offering additional benefits to qualifying investors and investment structures. Property Overview PROPERTY INFORMATION Property Address 137–139 Willett Avenue Municipality Port Chester, NY 10573 Property Type Mixed-Use Total Units 10 Residential Units 8 Commercial Units 2 Gross Building Area ±7,821 SF Retail Area ±2,604 SF Stories 3 Year Built 1900 Metering Separately Metered Opportunity Zone Yes Walk Score 93 – Walker's Paradise Metro-North Approx. 1-Minute Walk Asking Price $2,115,000 Price / Unit $211,500 Price / SF Approx. $270 Annual Gross Revenue $262,860 Underwritten NOI $161,755 In-Place Cap Rate 7.65% Income & Expense Summary Based on Executed Rent Roll as of June 2026 Annual Income INCOME ANNUAL AMOUNT Residential Rents – 8 Units $163,200 Commercial Rents – 2 Units $91,260 Commercial Reimbursements (CAM) $8,400 TOTAL GROSS REVENUE $262,860 The property's revenue profile provides a diversified combination of residential and commercial income, with approximately 62% of gross revenue derived from residential rents and the balance generated from commercial rents and reimbursements. Operating Expenses OPERATING EXPENSE ANNUAL AMOUNT Real Estate Taxes $51,288 Insurance $12,000 Payroll / Maintenance $2,500 Electricity $1,150 Water & Sewer $5,252 Management Fee – 3% of EGR $7,886 Vacancy Allowance – 5% of EGR $13,143 Repairs & Maintenance Reserve – 3% of EGR $7,886 TOTAL OPERATING EXPENSES $101,105 NET OPERATING INCOME $161,755 VALUATION Asking Price: $2,115,000 NOI: $161,755 In-Place Cap Rate: 7.65% Conservative Underwriting The investment is presented using a relatively conservative operating model rather than relying solely on actual current expenditures to maximize the advertised NOI. The underwriting includes a 3% management fee of approximately $7,886, a 5% vacancy allowance of approximately $13,143, and a 3% repairs and maintenance reserve of approximately $7,886. Collectively, these three underwriting items account for approximately $28,915 of annual expenses/reserves. Before these three conservative underwriting adjustments, the property produces approximately $190,670 after the other listed operating expenses. This provides prospective purchasers with a more normalized view of the property's performance while maintaining an attractive 7.65% capitalization rate at the asking price. Stabilized Residential Income The eight-unit residential component provides a diversified base of recurring rental income totaling approximately $163,200 annually. Recent renewals have further strengthened this income stream. Five residential tenants renewed their leases with increases of $100 per month per apartment, resulting in approximately $6,000 of additional annual residential revenue. The completed renewals provide the incoming investor with greater visibility into near-term residential cash flow while demonstrating the property's ability to capture increased rental revenue. The property's downtown location, proximity to Metro-North, walkability and access to restaurants and services should continue to support its attractiveness to renters. Commercial Income & Lease Strength The two street-level commercial units generate approximately $91,260 in annual base rent, supplemented by approximately $8,400 in CAM reimbursements. A significant component of the property's recent stabilization is the execution of a new five-year lease with commercial tenant Steph's. The renewal provides several benefits to the incoming investor, including a meaningful increase in initial rent, 3% annual rent escalations