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    Versatile Commercial Property Near Essex Ferry Title is generated by Realmo AI

    1502 NY-22, Essex, NY 12936

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    Claim this Listing
    For Sale
    $1,150,000

    COMMERCIAL - Essex, NY

    Type:Retail
    Property size:
    8,000 SF
    Lot size:
    2.10 Acres
    Price / SF:
    $143/SF
    Added:
    Sep 22, 2025
    Days on Market:
    232
    Last Refresh:
    May 11 at 7:06 am

    Property Features for 1502 NY-22

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Property condition
    Under Construction
    Zoning
    Commercial
    Parking features
    Parking Lot
    Interior features
    Apartment
    Standard status
    Active
    APN
    48.4-1-16
    Size
    8,000 SF
    Lot size
    2.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6070

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Radiant, Radiant Floor, Heat Pump (Heating)
    Water source
    Well

    Building Details

    Year built
    2022
    Roof type
    Metal

    We can help!

    Listing Contact
    Matthew Preston Smith
    Matthew Preston Smith

    Listing agent Matthew Preston Smith

    Listing office Landvest, Inc. P.O. Box 791 245 Johns Brook Lane, Keene Valley, NY

    Listing date Sep 22, 2025

    MLS# 205863

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

    HighLights

    • Recently built (2022) commercial property with over 8,000 sq ft of thoughtfully designed space.
    • Second floor framed for two luxury apartments, offering residential or live‑work flexibility.
    • Located on 2 acres with 400 ft frontage on NYS Route 22, near the Essex‑Charlotte Ferry and Adirondack High Peaks.
    • Mix of established and emerging businesses on the ground level, including a coffee shop, recording studio, and garden center with refrigeration.
    • Modern systems include electric in‑floor radiant heating, mini‑split compressors, and 400‑amp electrical service.
    • Combines traditional framing with steel construction and a metal roof.

    Overview

    Located in the farmlands outside historic Essex, this recently constructed commercial property, completed in 2022, provides over 8,000 square feet of space. The building combines traditional framing with steel construction and features electric in-floor radiant heating, mini-split compressors, and 400-amp electrical service. The ground level accommodates a mix of businesses, including a coffee shop, recording studio, antique car restoration and repair facility, office space, and a garden center equipped with a commercial-grade refrigeration system. The second floor, spanning over 3,000 square feet, is framed to accommodate two luxury apartments, offering flexibility for residential or live-work use. Situated on a 2.1-acre lot with 400 feet of frontage along NYS Route 22, the property is located minutes from the Essex-Charlotte Ferry and provides access to the Adirondack High Peaks and Vermont. Its location on the Champlain Valley corridor and adaptable design make it suitable for various commercial and residential purposes.
    Location Intelligence

    Current Use by Public Records

    Coffee shops

    Similar Places Nearby

    • 22 Brew — 1502 NY-22, Essex, NY 12936

    Map

    City
    Essex
    County
    Essex
    State
    New York
    Longitude
    -73.407552
    Latitude
    44.258929

    FAQs

    What type of property is this?
    Coffee shop - New construction with commercial space and residential potential near Essex.
    Where is this coffee shop located?
    The property is located at 1502 NY-22 Essex, NY.
    What is the asking price?
    The asking price for this property is $1,150,000.
    What are key features of this property?
    This property features: Recently built (2022) commercial property with over 8,000 sq ft of thoughtfully designed space.; Second floor framed for two luxury apartments, offering residential or live‑work flexibility.; Located on 2 acres with 400 ft frontage on NYS Route 22, near the Essex‑Charlotte Ferry and Adirondack High Peaks.
    (203) 988-5386
    We can help!
    Listing Contact
    Matthew Preston Smith
    Matthew Preston Smith
    Learn More
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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
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