83, 89 & 91 MAIN STREET

DOBBS FERRY, NEW YORK

DOWNTOWN MIXED-USE INVESTMENT & DEVELOPMENT OPPORTUNITY

4 COMMERCIAL UNITS | 10 RESIDENTIAL UNITS | DEDICATED PARKING | DEVELOPMENT UPSIDE

Three Contiguous Main Street Properties in the Heart of Dobbs Ferry’s Downtown & Hudson River District

EXECUTIVE SUMMARY

The Agency Commercial Division has been retained to present a rare opportunity to acquire a three-property mixed-use assemblage at 83, 89 and 91 Main Street in Dobbs Ferry, New York.

Positioned in the heart of one of Westchester County’s most desirable Hudson River communities, the portfolio combines established commercial tenancy, residential apartments, restaurant and hospitality space, dedicated parking, specialty space and future development potential within a single contiguous assemblage.

The properties occupy approximately 0.38 acres with approximately 128 feet of combined Main Street frontage, providing significant visibility in Dobbs Ferry’s walkable downtown business district. The location is approximately a five-minute walk from the Dobbs Ferry Metro-North station and within close proximity to the Hudson River waterfront, Old Croton Aqueduct Trail, restaurants, shopping and neighborhood amenities.

The assemblage is anchored by Doubleday’s Restaurant & Beer Garden at 83 Main Street and includes additional Main Street commercial tenants at 91 Main Street. Residential units across the portfolio provide another established source of income, while the centrally positioned 89 Main Street parcel provides parking and presents an opportunity for potential future development.

For an investor, the portfolio offers an unusual combination of existing cash flow, diversified tenancy, irreplaceable downtown parking, Main Street visibility and long-term value-add potential.

THE OPPORTUNITY

THREE CONTIGUOUS PROPERTIES. MULTIPLE INCOME STREAMS. ONE DOWNTOWN LOCATION.

83 Main Street
Mixed-use restaurant and residential property featuring Doubleday’s Restaurant & Beer Garden, residential apartments and a renovated historic barn.

89 Main Street
Strategically positioned parcel currently providing dedicated parking to the assemblage, with potential for future mixed-use development subject to municipal approvals.

91 Main Street
Mixed-use Main Street property featuring two ground-floor commercial spaces, residential apartments and additional potential income-producing space.

Together, the properties provide an investor with the ability to control a meaningful portion of a highly visible Main Street block in a supply-constrained Hudson River community.

INVESTMENT HIGHLIGHTS

RARE DOWNTOWN ASSEMBLAGE

Three contiguous parcels provide scale and flexibility that are difficult to replicate within Dobbs Ferry’s established downtown.

DIVERSIFIED INCOME STREAM

The portfolio combines commercial, restaurant, residential and specialty space, reducing reliance on any single use or tenant category.

ESTABLISHED RESTAURANT DESTINATION

83 Main Street is anchored by Doubleday’s Restaurant & Beer Garden, featuring a full restaurant and bar operation together with outdoor dining and entertainment areas.

STRONG RESIDENTIAL COMPONENT

Residential apartments across 83 and 91 Main Street complement the commercial tenancy and benefit from proximity to transit, dining, recreation and the Hudson River.

DEDICATED DOWNTOWN PARKING

The 89 Main Street parcel provides on-site parking serving the assemblage—an increasingly valuable amenity in a walkable downtown environment.

DEVELOPMENT & VALUE-ADD POTENTIAL

89 Main Street offers the potential for future mixed-use development, while additional opportunities may exist through lease-up, rent growth and activation of underutilized spaces.

EXCEPTIONAL MAIN STREET EXPOSURE

Approximately 128 feet of combined Main Street frontage provides strong visibility and prominent positioning within the downtown commercial corridor.

TRANSIT-ORIENTED LOCATION

Approximately 0.3 miles from the Dobbs Ferry Metro-North station, providing convenient Hudson Line service to Manhattan.

HUDSON RIVER LIFESTYLE

The portfolio benefits from proximity to the Hudson River waterfront, parks, trails, restaurants and the recreational amenities that have made the Rivertowns increasingly desirable.

AFFLUENT WESTCHESTER DEMOGRAPHICS

The surrounding trade area benefits from high household incomes, strong housing values and an established consumer base supporting restaurants, retailers and neighborhood services.

PORTFOLIO AT A GLANCE

83 MAIN STREET

MIXED-USE RESTAURANT & RESIDENTIAL ASSET

83 Main Street represents the portfolio’s primary hospitality and residential component, combining an established restaurant operation, residential apartments, outdoor hospitality space and a renovated historic barn.

The property benefits from approximately 73 feet of Main Street frontage and a highly visible position within the downtown corridor.

PROPERTY HIGHLIGHTS

±8,712 SF Main Building

Ground-floor restaurant space occupied by Doubleday’s Restaurant & Beer Garden, an established downtown restaurant and gathering place.

Restaurant improvements include dining areas, bar facilities, commercial kitchen infrastructure and associated operational space.

A rear beer garden and outdoor hospitality area expands the restaurant’s footprint and creates a differentiated indoor/outdoor dining experience.

The property’s residential component consists of a mix of one-, two- and three-bedroom apartments with updated interiors and strong appeal to tenants seeking a walkable Rivertown lifestyle.

RENOVATED HISTORIC BARN

Positioned behind the Main Street building is a fully renovated historic barn providing approximately:

±900 SF Commercial Space
±700 SF Residential Space

The barn combines historic architectural character with contemporary improvements and offers flexibility for live/work, office, studio or other compatible uses.

Additional basement and storage areas further enhance the functionality of the property.

89 MAIN STREET

PARKING & FUTURE DEVELOPMENT OPPORTUNITY

Located between 83 and 91 Main Street, 89 Main Street is a strategically important component of the assemblage.

The parcel currently provides dedicated parking serving the adjacent properties—an important amenity for the portfolio’s restaurant, commercial and residential users.

Beyond its current parking function, the site presents investors with an opportunity to evaluate future mixed-use development, potentially adding new commercial and residential space to the portfolio.

Potential redevelopment could allow an investor to increase density, expand the portfolio’s residential component and create additional long-term value while maintaining control of three contiguous downtown parcels.

Any development concept is subject to zoning, municipal approvals and independent purchaser verification.

91 MAIN STREET

MIXED-USE RETAIL & RESIDENTIAL ASSET

91 Main Street complements 83 Main Street with another established mixed-use property combining ground-floor commercial space and residential apartments above.

The property contains approximately 4,792 SF and approximately 55 feet of Main Street frontage.

COMMERCIAL COMPONENT

The ground floor is divided into two highly visible storefronts occupied by established neighborhood businesses, including:

LoanDepot
Ronan’s Barber Shop

The property’s location provides convenient pedestrian access, storefront exposure and proximity to the remainder of the downtown business district.

RESIDENTIAL COMPONENT

Four residential apartments are located above the commercial space, consisting of a mix of one- and two-bedroom configurations.

Renovated interiors, access to downtown amenities and proximity to Metro-North provide a compelling residential offering for commuters and local residents.

The property also includes a fenced rear yard and additional specialty/workshop space that may provide an opportunity for incremental income.

A TRUE LIVE • WORK • DINE ENVIRONMENT

The assemblage sits within the core of a neighborhood where residents can access restaurants, coffee shops, services, parks, recreation and commuter rail without relying exclusively on a vehicle.

This combination is increasingly difficult to replicate in suburban markets and supports demand across each component of the investment:

Residential — Walkability, transit access and Hudson River lifestyle.

Restaurant — Local residents, visitors, commuters and surrounding Rivertown communities.

Retail & Services — Established downtown foot traffic and neighborhood demand.

Parking — Valuable support for tenants and customers in a constrained downtown environment.

Development — Opportunity to potentially add density in an established commercial district.

LOCATION

DOBBS FERRY • WESTCHESTER COUNTY • HUDSON RIVER

Dobbs Ferry combines the character of a historic Hudson River village with convenient access to Manhattan and the broader Westchester County market.

The village’s downtown is centered around Main Street and Cedar Street, with restaurants, shops and neighborhood services extending toward the Hudson River waterfront and Metro-North station.

The subject portfolio sits directly within this environment.

Residents and visitors benefit from access to the Hudson River waterfront, Waterfront Park, Old Croton Aqueduct State Historic Park, Metro-North Hudson Line and surrounding Rivertown communities.

TRANSIT & CONNECTIVITY

The portfolio’s location provides a compelling combination of walkability and regional accessibility.

The Dobbs Ferry Metro-North station is approximately 0.3 miles from the property, making the portfolio particularly attractive to residents seeking access to Manhattan while retaining the quality-of-life advantages of suburban Westchester.

Major regional roadways provide convenient access throughout Westchester County and the greater New York metropolitan area.

KEY ACCESS POINTS

Dobbs Ferry Metro-North Station — ±0.3 Miles
Broadway / Route 9 — Immediate Area
Saw Mill River Parkway — Convenient Access
I-87 / New York State Thruway — Regional Access
White Plains — Major Westchester Employment Center
Manhattan — Accessible via Metro-North Hudson Line

HUDSON RIVER & WATERFRONT

One of the portfolio’s most important locational advantages is its relationship to the Hudson River.

The riverfront is not simply a geographic feature—it is a central component of the Dobbs Ferry lifestyle and an important driver of residential and commercial demand.

Waterfront Park, recreational trails, river views and the Metro-North station create a natural connection between downtown Main Street and the Hudson River.

For restaurant and retail tenants, this provides access to both the year-round local population and visitors drawn to the Rivertowns for dining and recreation.

For residential tenants, it provides a highly desirable combination of commuter convenience, walkability and waterfront lifestyle.

RESTAURANT TRADE AREA

Doubleday’s occupies a strategic position within the downtown restaurant district and draws from more than the immediate Dobbs Ferry population.

The potential customer base extends throughout the surrounding Rivertowns and central Westchester, including communities such as Hastings-on-Hudson, Irvington, Ardsley and Greenburgh.

The restaurant’s Main Street position, outdoor beer garden, nearby parking and proximity to Metro-North and the Hudson River create a combination that is difficult for competing restaurant locations to duplicate.

For the OM, I would place the Restaurant Trade Area / Points of Interest map we created immediately after this section.

DEVELOPMENT & VALUE-CREATION STRATEGY

The portfolio provides multiple potential avenues for an investor to enhance long-term value.

89 Main Street Development
Evaluate the potential to introduce additional residential and commercial density while preserving appropriate parking and circulation.

Commercial Rent Growth
Capture future upside as leases roll toward prevailing downtown market rents.

Residential Repositioning
Continue improving apartments and capitalize on demand for renovated units near Metro-North.

Specialty Space Activation
Monetize workshop, basement, barn or other currently underutilized areas where legally permitted.

Restaurant & Hospitality Value
Capitalize on the established infrastructure associated with the restaurant, bar and outdoor beer garden.

Assemblage Value
Long-term ownership of three contiguous downtown parcels creates strategic flexibility unavailable to owners of isolated individual properties.

WHY THIS PORTFOLIO IS DIFFERENT

This is more than a traditional mixed-use acquisition.

The offering combines the stability of an existing income-producing portfolio with several characteristics that are particularly difficult to assemble in downtown Westchester:

Three contiguous parcels.
Approximately 128 feet of Main Street frontage.
Commercial and residential income.
An established restaurant and beer garden.
Dedicated downtown parking.
A renovated historic barn.
Potential future development.
Walkability to Metro-North.
Immediate proximity to the Hudson River.

The result is an investment that can potentially provide current income while preserving multiple avenues for long-term appreciation and value creation.