The boxes of vinyl records in crates out on the sidewalk of Hudson Valley Vinyl have moved down a few blocks to 323 Main Street. A few months ago, Hudson Valley Vinyl put out an Instagram message that declared that their landlord was seeking “Soho prices” for rent and that they were moving. That Instagram post seems to be unfindable now. A local newspaper who wrote about the relocation focused their announcement of this move on rent look-backs of rent at various shops on Main Street.

A Little Beacon Blog has chosen to look back at real estate history for the former location: 267 Main Street.

“In his time as a tenant, Reisman said that 267 Main, a two-story structure which spans six storefronts, has had three owners,” the owner of Hudson Valley Vinyl told the newspaper. “The most recent sale, according to Dutchess County records, came in 2024 when Vinit Jobanputra of Westchester County purchased the building for $2.94 million.”

Previously at 267 Main Street, when owned by Vincent Satriano, the building was targeted by Mayor Lee Kyriacou under the administration of City Administrator Chris White to be designated Historic in July 2021. Th property owner of 267 Main Street was one of 9 commercial property owners to object to the designation, and along with other property owners, submitted a strongly worded letter of objection. However, Mayor Kyriacou ignored his objection and got the votes from City Council members at the time to override him and the other property owners, thereby designating the building Historic.

Vincent’s letter of objection is re-published below. ALBB published it the first time in 2021. This year, 2026, Mayor Kyriacou targeted an original set of homes he wanted to designate back then, but tabled because of all of the objections from homeowners. Buildings that are designated as Historic can face significant financial and time-related challenges when updating or modifying their buildings.

This year, when Mayor Kyriacou tried again, some of the homeowners may not have received the notices of the intended Historic designation. One homeowner did object, but her objection email was ignored, until she re-forwarded it after her house was being written into the Historic designation resolution legislation. Several of those homes were designated Historic as well.

Replay of the July 2021 Objection of the Historic Designation of 267 Main Street is below:

July 2021
Mr. Christopher White City Administrator

Dear Sir,

I received your letter regarding our building located at 257-267 Main Street, Beacon and the City’s interest in re-designating our property as a ‘historic-property.’ I’d like to give a brief background if I may. Our company “26 East Main Street, LLC” purchased the property sometime around last August/September of 2020. We had been in contract to purchase for more than a year dating back to the summer of 2019! Once Covid hit, our closing was put off numerous times due to constant rescheduling of engineers, attorneys, banks, title companies, etc, all due to the pandemic. Then when we finally closed, almost 2/3 of the units were either with expired leases, unpaid rents, and/or vacancies as well as many other neglected items left unaddressed in/around the property for more than a year as a result of absentee-management. I am happy to report, that after an incredibly difficult, painful, costly, and challenging year, we are finally just starting to see some light at the end of this very long and dark tunnel, hoping for a better 2022.

We have been in property management and development for approximately 20 years. We purchased this property for (2) reasons; one- to manage as existing for a period, two- for the possibility to develop. There are (3) properties immediately neighboring us to the West on both street corners that have been completely built new, and a third currently under construction across the street and a few doors from the gas station. After removing former buildings, all of these brand new buildings are beautiful and greatly enhance and add value to Main Street. These owners rightfully enjoyed the freedom from restriction to develop their properties as we hoped and expected someday to have same, and feel otherwise would be greatly unjust.

We spent a significant amount of money investing in Beacon and this property. The justification for the large investment was solely based on the possibility to rebuild on our property as the aforementioned neighbors have. By adding this designation to our property, that opportunity seems greatly diminished, if at all.

After consulting with our attorneys, we have arrived at the conclusion that we are strongly against this proposal and do NOT want this designation/restriction/limitation placed on our property and further feel it will greatly devalue our investment, and doing so against our will (especially in light of all we just sent through the last (2) years) would just add further salt in our wound.

Please strongly consider NOT placing this unwanted designation on OUR property against our will, further causing financial damage and hardship to our already struggling investment.

Thank you for your time and consideration during these challenging times. Sincerely,

Vincent Satriano
26 East Main St, LLC

Hudson Valley Vinyl told the newspaper the amount of the rent they left after their lease expired, and what the new rent could be: “Reisman had been paying $2,720 monthly on a lease that expired today [the article was published July 31, 2026]. He said Jobanputra offered a three-year extension at $3,500 per month — a 29% increase — with additional 5 percent increases in Year 2 and Year 3. (When contacted for comment, a property manager said: ‘The family does not wish to discuss their business with the media.’)”

Hudson Valley Vinyl’s new digs, at 323 Main Street, which is in the property collection of Frank Ritter’s family. Frank Ritter was a photographer based in Beacon who had inherited the property from his family, who owns that block of property, all the way down to the pharmacy, barber shop around the corner and the parking lot behind, in addition to the residential apartments above. Frank Ritter has since passed away, and left the property to his son where it is managed by a property management company.

Frank was known for offering lower rents for usually un-rennovated properties, and before his death, was open to changes being made to the properties them by prospective tenants. Reisman told the newspaper, he “describes the rent as ‘very fair,’ and said his landlord, a Wappingers Falls resident who has owned the three-story building since 2015, ‘wants us there for the indefinite future.’”

When asked to confirm if the Ritter family was the landlord of their new location of 323 Main Street, Hudson Valley Vinyl responded: “There was already an article about all of this in the Current 2 weeks ago.” They did not answer the question of confirming the Ritter family as landlord. ALBB has since confirmed with other sources.

What Is Normal Rent For A Business On Main Street?

Rents in general on Main Street have averaged between $2,500-$4,500, with the lower end being in properties that are not fixed or maintained by property owners, or are in old leases. ALBB knows of higher rents that retail businesses endure, which forces their prices for customers up in order to sustain their businesses and payrolls.

Cited in the Current’s article about the record shop was Joe Donovan, who said that he and his wife own several properties on the other end of Main Street, for a total 24 properties in Beacon. Joe told the newspaper: “One hundred percent of why I’m here is to be part of urban revitalization, to make walkable, mixed-use, diverse Main Streets a public good,” Donovan was quoted by the newspaper. “To me, that’s fun.”

Donovan and his wife evicted their tenant Tito’s Taqueria at the west end of Main Street toward the train station, after the Dutchess County Health Department inspection triggered a Beacon Building Inspection which required that the property owner fix the beams in the basement that were supporting the kitchen above, which had been destroyed over time by wood-boring insects. Tito’s filed a lawsuit for wrongful eviction.

Before the eviction, Tito’s had been paying less than $2,250 and was in contract negotiations to increase that rent and continue business. However, after the eviction, Donovan advertised the empty space for double the rent at $4,500, without having fixed the property yet. Beacon’s Building Department required that he fixed the flooring before opening the space back up for use. Prospective tenants were offered a few months of free rent if they signed on while the building owners brought their building up to code for that violation. While one tenant did sign on, the property remains unopened and that former restaurant unit under construction.

Back To Hudson Valley Vinyl

The record shop has a nifty little website. On the home page, an illustration of a record travels down with the scroll as the reader finds more information. It’s cute. Creates a bit of animation that doesn’t happen on the mobile scroll. It’s worth visiting via desktop to experience it.

A helpful FAQ section exists on the home page as well. One of the best questions on it is: “Are you a Hudson Valley vinyl record store?” Go learn about all that Hudson Valley Vinyl offers.

Upon their “We’ve Moved!” announcement on Instagram, neighboring business, Binnacle Books, said: “Amazing, welcome to the best block in town.” Esteemed music critic, Nate Chinen who used to live in Beacon and currently writes “words about sound” for WRTI / NPR, identifies as ex-NYT, is the author of a Substack, The Gig, and is the author the book, ‘Playing Changes: Jazz For the New Century,’ said “Can’t wait to check the new digs. (Congrats on heaving all those boxes and crates into place)”