Active · Mixed Use

46 South Broadway

Nyack, NY 10960

• 1854Built
• 0.17Acres

About this home

Simply Irresistble! Your next chapter starts on Couch Court. Mixed Use Commercial property, Zoned DMU-1 is located in the heart of Nyack. "Couch Court", an iconic 1854 Victorian Landmark has been totally restored and offers flexible space for investors, business owners or live-work buyers. With its striking blue facade, turret, rocking-chair porch and award-winning historic preservation, this approx. 5000 sq ft building combines old-world character with modern systems, parking, and a well-appointed top-floor 2-bedroom apartment with river-views & turret room. Ground and second floor suites provide generous, high ceilings and great light. High-visibility corner next to the Post Office, diagonally from the Nyack Library. The property has been carefully preserved, with repairs and updates completed in a way that respects the building's original character. Currently used as a Real Estate Office on the 1st floor, this flexible space can easily be reimagined for a wide variety of business uses, including wellness, professional services, creative studio, or offices. A dedicated parking lot adds everyday convenience for clients, customers, and staff. Let's connect and explore the possibilities! 2001 Rockland County Historic Preservation Merit-Award for Adaptive Use. Formal recognition from the Town of Orangetown for its historic preservation and adaptive reuse. Natalie Couch became the first woman attorney in Rockland County. Couch Court served as law offices and the Town Hall of Orangetown from 1942-1951. Exterior and second floor offices have been virtually staged. All separate utilities, parking, & 2 car garage. Basement has plenty of storage. Located a block from Memorial Park and Riverfront. Close to all shopping, restaurants, Nyack's Library across the street, The Angel, The Edward Hopper House. Located in one of the Hudson Valley's most vibrant river towns, with quick access to the Mario Cuomo Bridge, NYC Bus Routes, and major corridors for commuters and visitors.

Details

Primary Features

County

Rockland County

Price Before Reduction

1999000

Price Reduction Date

2026-05-20T22:42:21+00:00

Property Sub Type

Mixed Use

Property Type

Commercial Sale

Year Built

1854

Zoning

DMU-1

Location

Area Source

Public Records

Building Area Total

5989

Building Name

Couch Court

Country

US

Direction Faces

East

Directions

Corner of South Broadway & Depew. Next door to Nyack Post Office.

Location Description

See Remarks

Mls District Code

So Bro

Elementary School

Liberty Elementary School

High School

Nyack Senior High School

Middle School

Nyack Middle School

School District

Nyack

Usable Area

3483.00

View Type

City, Neighborhood, River

Waterfront

no

Financial

Annual Rental Income

1

Effective Gross Income

116526

Leasable Area

3483

Listing Terms

1031 Exchange, Cash, Contract, Conventional

Net Operating Income

75657

Special Listing Conditions

None

Tax Annual Amount

37050

Tax Assessed Value

314000

Tax Block

1

Tax Lot

392403

Tax Section

66.46-1-3

Tax Year

2025

Interior

Appliances

Dishwasher, Dryer, Gas Oven, Microwave, Refrigerator, Washer, Gas Water Heater

Area Units

Square Feet

Basement

yes

Basement Type

Common, Storage Space, Unfinished, Walk-Out Access

Building Features

Bathrooms, Built-in-Features, Ceiling Fan(s), Mailbox, Shades/Blinds, Signage Included, Storage, Walk Up

Cooling Type

Central Air

Elevator

no

Flooring

Carpet, Ceramic Tile, Hardwood

Heating Type

Forced Air, Natural Gas

Number Of Heating Zones

3

Stories

3

Stories Total

3

External

Construction Materials

Clapboard, Wood Siding

Electric Company

Orange & Rockland

Entry Level

1

Fencing

Front Yard, Vinyl

Foundation Details

Block, Brick/Mortar

Lot Features

Corner Lot, Garden, Landscaped, Near Public Transit, Paved, Sprinklers In Front, Views

Lot Size Area

7405

Lot Size Square Feet

7405

Number Of Buildings

2

Number Of Residential Units

1

Number Of Units Total

3

Other Structures

Garage(s)

Parking Features

Assigned, Driveway, Garage

Parking Total

6

Property Attached

no

Sewer

Public Sewer

Sprinkler System

yes

Utilities

Cable Connected, Electricity Connected, Natural Gas Connected, Phone Available, Phone Connected, Sewer Connected, Trash Collection Private, Water Connected

Water Access

no

Water Source

Public

Additional

Accessibility Features

Accessible Approach with Ramp, Accessible Common Area, Visitor Bathroom

Building Class

A

Business Type

Professional/Office

Improvement Remarks

See Documents for the list of all improvements that were made since acquiring Couch Court.

Investment Property

yes

Mls Status

Active

On Market Date

2025-11-12T00:00:00+00:00

Permitted Uses

Business,Mixed,Office,Residential,Retail

Property Condition

Updated/Remodeled

Village

Nyack

Year Built Effective

1998

Listing courtesy of Nancy M Swaab with Ellis Sotheby's Intl Realty · MLS #933091