Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Undeveloped Land with Panoramic Views Title is generated by Realmo AI

    161 N Montgomery Hollow Road, Roxbury, NY 12474

    View on Map
    Claim this Listing
    For Sale
    $339,000

    LAND - Roxbury, NY

    Lot size:
    90.10 Acres
    Added:
    Oct 23, 2025
    Days on Market:
    206
    Last Refresh:
    May 16 at 5:06 pm

    Property Features for 161 N Montgomery Hollow Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Exterior features
    DirtDriveway
    Standard status
    Active
    APN
    157.-1-28.1
    Lot size
    90.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8498

    We can help!

    Listing Contact
    Pamela Jean Orr
    Pamela Jean Orr

    Listing agent Pamela Jean Orr License #30OR0766776

    Listing office Keller Williams Upstate NY Properties 42415 State Highway 28, Oneonta, NY

    Listing date Oct 23, 2025

    MLS# R1643765 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 80 acres of undeveloped raw land suitable for development.
    • Multiple potential building sites with subdivision possibilities.
    • Mix of open meadows (30%) with panoramic views and wooded areas (70%).
    • Easily accessible location near Roxbury village.
    • Flat to gently rolling fields suitable for easy infrastructure development.
    • Convenient to outdoor recreation.

    Overview

    This property features approximately 80 acres of undeveloped raw land, with the house, buildings, and approximately 10 acres being retained by the owner. The land is characterized by roughly 30% open meadows offering panoramic views and 70% wooded areas. The fields are flat to gently rolling, bordered by mostly young growth woodland. The property includes three or four areas that could be easily subdivided. These areas are separated by roads, potentially offering views, privacy, and ease of infrastructure development. The property is conveniently located near the village of Roxbury and various outdoor recreational opportunities. The land presents opportunities for building and development.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Toni's Boarding Kennel Kennel & Boarding Facility

    Suggested Use

    Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Roxbury
    County
    State
    New York
    Longitude
    -74.547391
    Latitude
    42.302776

    Nearby Similar for Sale

    • $599,900
      3,258 SF

      Roxbury Multi-Family Riverfront Property

      Riverfront property with main house, apartment, and former horse barn.
      1780 County Highway 41, Roxbury, NY 12474
      View Details
    • $49,000

      Roxbury Recreational Land For Sale

      13.4 acres of undisturbed land in the Catskills.
      John B Hewitt Spur, Roxbury, NY 12421
      View Details
    • $475,000
      2,600 SF

      Roxbury Multi-Family Investment Opportunity

      Multi-family property with two houses and three rental units.
      54207 New York 30, Roxbury, NY 12474
      View Details
    • $695,000

      297 Acres in Roxbury, NY

      297-acre property with mountain views and frontage on Catskill Scenic Trail.
      263 Schuman Rd, Roxbury, NY 12474
      View Details
    • $149,000

      Roxbury Land with Mountain Views

      7.07 acres in Roxbury, NY with mountain views.
      Vega Mountain Road, Roxbury, NY 12474
      View Details
    • $595,000
      2,472 SF

      Restaurant Opportunity on State Highway

      Established restaurant with indoor/outdoor dining and ample parking.
      36422 State Highway 23, Roxbury, NY 12434
      View Details
    • $499,000

      Roxbury Land Opportunity

      123.6 acres of land in Roxbury, NY.
      Johnson Hollow Road, Roxbury, NY 12474
      View Details
    • $499,000

      Vacant Land in Roxbury, NY

      Land for building, farming, hunting, or recreation in Roxbury.
      0 Johnson Hollow Road, Roxbury, NY 12474
      View Details
    • $525,000
      6,677 SF

      Renovated Income Property in Roxbury

      Tastefully renovated mixed-use property with residential and commercial spaces.
      37199 State Hwy 23, Roxbury, NY 12474
      View Details
    • $125,000

      Land Parcel Near Plattekill Ski

      Nearly 12-acre surveyed parcel with mountain views and stream.
      480 Hall Rd, Roxbury, NY 12474
      View Details

    FAQs

    What type of property is this?
    Land - 80-acre parcel with meadows, woods, and subdivision potential.
    Where is this land located?
    The property is located at 161 N Montgomery Hollow Road Roxbury, NY.
    What is the asking price?
    The asking price for this property is $339,000.
    What are key features of this property?
    This property features: 80 acres of undeveloped raw land suitable for development.; Multiple potential building sites with subdivision possibilities.; Mix of open meadows (30%) with panoramic views and wooded areas (70%).
    (845) 853-3255
    We can help!
    Listing Contact
    Pamela Jean Orr
    Pamela Jean Orr
    Real Estate License ID: 30OR0766776
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    161 N Montgomery Hollow Road, Roxbury, NY 12474
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!