Commanding ±75?ft of Class-A storefront on Nyack’s Main Street retail spine, 168-172 Main Street is an 8,010 SF, two-story mixed-use block that cash-flows today and still has head-room to grow. Ground floor: Bella Tu Med Spa, Bella Tu Salon, and a neighborhood restaurant / grocer provide stable NNN income; one 1,000 SF boutique shop rolls vacant 8/1/25 Second floor:** Newly refreshed residential apt, and two creative offices deliver steady, low-touch revenue. Zoning DMU-1–Downtown Mixed-Use-1 (Nyack’s core retail district) Base FAR is 0.75 with a Planning-Board bonus to 1.0 for mixed-use / sustainability projects. On this 10,018 SF lot the bonus translates to ˜2,000 SF of additional buildable area for a stepped-back third story or rooftop amenity Heavy cap-ex—new TPO roof (2021), HVAC replacements (2020-23), insulated storefront systems (2022)—means you focus on leasing and expansion, not deferred maintenance. | Asking Price 2,300,000 | Stabilized NOI ˜$181,000 | Stabilized Cap Rate ˜7.9?% | Price/BldgSF $287 Investment Highlights Downtown Nyack core:** Walk-Score 93, strong year-round foot traffic, affluent trade area. Diverse rent roll:** Medical spa & salon (leases run to 2027), grocer, boutique retail, flexible offices. Value-add upside:** ±2,000 SF of unbuilt FAR—add micro-lofts, extended-stay suites, or a roof-deck F\&B concept. The bonus to 1.0 FAR and up to 4 stories/48ft height is achievable with Planning-Board public-benefit approval Turn-key bones:** 2021 roof, 2020-23 HVAC, upgraded electric, separately metered utilities. High in-place yield:** 7.9% stabilized cap at ask—rare on Main-Street Nyack product. Parking & transit:** Four deeded rear spaces plus two municipal lots within 250ft; HudsonLink BRT stop one block west. Straight shot to NYC:** 25mi to Manhattan via I-287/I-87 and the George Washington Bridge. Showings by appointment only—please do not disturb tenants. Offering memorandum, rent roll, and lease abstracts available on request. Capture Main-Street income today and build tomorrow’s NOI on the roof—schedule your tour of 168-172 Main Street, Nyack now.