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    1187 County Route 31 Granville, NY 12832

    View on Map
    Sponsored
    For Sale
    $899,000

    Farm / Farmhouse, Farm/Estate - Granville, NY

    Type:Farm
    Property size:
    2,847 SF
    Lot size:
    216.30 Acres
    Days on Market:
    5
    Last Refresh:
    Mar 20 at 4:06 am

    Property Features for 1187 County Route 31

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    300
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Den, Dining Room, Family Room, Kitchen, Living Room
    Bedrooms
    4
    Bathrooms
    3
    Parking features
    Garage
    Fireplace
    1
    Basement Y/N
    1
    Appliances
    Dishwasher, Dryer, Refrigerator, Washer
    Size
    2,847 SF
    Lot size
    216.30 Acres

    Utilities

    Heating system
    Baseboard, Fireplace(s), Forced Air, Propane (Heating), Wood (Heating), Wood Stove
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Floors in Building
    2
    Building materials
    Vinyl Siding
    Architectural style
    Other

    We can help!

    Listing Contact
    John J O'Donnell

    Timberland Realty (716) 962-9935

    Listing agent John O'Donnell (716) 962-9935

    Listing date Mar 16, 2026

    MLS# 11595195 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Picturesque Farm and Forestland Estate

    The Black Creek Headwaters Farm encompasses 216 acres of farm and forestland in Washington County. Located on County Route 31, the property features an 1860s farmhouse with views of a beaver pond, hayfields, and rolling hills. The property has potential for various commercial endeavors, including agritourism, glamping, weddings, or retreats. The farmhouse is approximately 2,847 square feet with 4 bedrooms and 3 full baths, featuring a grand fireplace and hearth, a modern kitchen and dining area, a sunroom, and a secluded deck. Adjacent to the farmhouse is a 980-square-foot in-law house, a modern ranch-style home with 2 bedrooms and 1 bath, suitable for family or rental use. The farm is an operating farm, with approximately 40 acres of hayfields and pastures. A 46' x 38' steel barn with a hayloft is present. The majority of the property is forested and enrolled under real Property Tax Law 480a, allowing for reduced tax assessment through proper forest management. A 2019-2020 timber harvest aimed to improve timber quality and enhance wildlife habitat, increasing the presence of white-tailed deer, black bear, ruffed grouse, woodcock, and turkey. The property has an exceptional network of roads and trails for farm use and recreation, accommodating a modern-sized pickup truck or SUV. Interior roads provide access to long-distance views of the Green Mountains in Vermont. Three natural ponds amount to nearly 18 acres, providing waterfowl habitat for Canada geese, mallards, wood ducks, and mergansers. The property is half an hour from Glens Falls, less than an hour from Saratoga Springs, and 40 minutes from Manchester, Vermont. It is just over an hour from Albany Airport and less than 30 minutes from the Floyd Bennett Airport.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Pet Store Pet Store & Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Granville
    County
    Washington
    State
    New York
    Longitude
    -73.327406
    Latitude
    43.307041

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    FAQs

    What type of property is this?
    Farm - 216-acre farm with farmhouse, in-law house, and barn.
    Where is this farm located?
    The property is located at 1187 County Route 31 Granville, NY.
    What is the asking price?
    The asking price for this property is $899,000.
    What are key features of this property?
    This property features: - 216-acre picturesque farm and forestland with diverse income potential.; - Main farmhouse (~2,847 sqft, 4 bed, 3 bath) with modern updates, grand fireplace and sunroom.; - Separate 980 sqft in-law house (2 bed, 1 bath) ideal for family or rental income.
    (518) 538-3373
    Request Owner's contact information
    1187 County Route 31 Granville, NY 12832
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    Granville, NY 12832
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1187 County Route 31 Granville, NY 12832
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    We can help!
    Listing Contact
    John J O'Donnell
    (518) 538-3373 (716) 962-9935 (716) 664-5604
    Learn more
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