Restaurant and Ballroom
For Sale
$940,000
17 Cherry Plain Square, Berlin, NY 12022
Commercial Sale, Berlin, NY
Property Size5,500 SF
Lot Size50.00 Acres
Price / SF$170.91
Days on Market38
Property Features for 17 Cherry Plain Square
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
1 Family Reside
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 6, Bathroom 2, Bathroom 4, Bathroom 5, Bathroom 3, Bathroom 1
Appliances
Bar Fridge
Directions
From Junction of 22 and Cherry Plain Square head East property on left.
Subdivision
Berlin
Standard status
Active
APN
152-2-15.12
Size
5,500 SF
Lot size
50.00 Acres
Taxes and HOA fees
Tax Annual Amount
7640
Utilities
Heating system
Baseboard, Forced Air
Cooling system
Central Air
Building Details
Year built
2020
Flooring type
Wood
Listing Agency:
Barns & Farms Realty, LLC
(518) 822-0226
Listed By:
David Birch · License #137689-RE-RB
(518) 928-7239
Added: Jul 22
Changed: Aug 20
Last Checked: Aug 28 at 8:06AM
MLS# 20264161
Copyright © 2026 Hudson Valley Catskill Region MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2020, this 5,500-square-foot hospitality property combines a bar-restaurant operation with an adjoining ballroom for dancing and private events. The interior includes wood flooring, central air, baseboard and forced-air heating, a bar fridge, and six bathrooms. The layout supports distinct restaurant and event functions within one facility.
The property occupies 50 acres in Berlin, NY, with access just off Route 22 and proximity to Ski Jiminy. Its setting draws from surrounding Columbia, Berkshire, and Rensselaer counties, as reflected in the existing customer base.
The property occupies 50 acres in Berlin, NY, with access just off Route 22 and proximity to Ski Jiminy. Its setting draws from surrounding Columbia, Berkshire, and Rensselaer counties, as reflected in the existing customer base.
Key Highlights
- 5,500‑square‑foot bar‑restaurant and adjoining ballroom facility
- 50‑acre property in Berlin, NY
- Built in 2020 with wood flooring and central air
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$85,358
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.08%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,707,160
$1.7M
Cap Rate 7%
$1,219,400
$1.2M
Cap Rate 9%
$948,422
$948.4K
Market Conditions
NOI Build-Up for 5,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$118.8K $21.60/SF
− Vacancy
−$5.0K −$0.91/SF
EGI
$113.8K $20.69/SF
− OpEx
−$28.5K −$5.17/SF
NOI
$85.4K $15.52/SF
Area
Rensselaer County, NY
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,707,160
Cap Rate 7%
$1,219,400
Cap Rate 9%
$948,422
Alternative Uses
Best Use
Specialty Retail
$1.22M
$1.07M – $1.42M
NOI $85,358 @ 7.0% cap · market cap 9.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,244 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12022, NY
896
Population
455
Households
2
Avg Household Size
45
Median Age
25%
College-Educated
81%
High-School Grad
23.7 sq mi
ZIP Area
38
Density / Sq Mi
$77,386
Median Household Income
$41,532
Median Earnings
$1,073
Median Rent
$179,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Bar and restaurant property with a separate ballroom suited to dining, dancing, and private affairs.
Where is this conventional restaurant located?
The property is located at 17 Cherry Plain Square Berlin, NY.
What is the asking price?
The asking price for this property is $940,000.
What are key features of this property?
This property features: 5,500‑square‑foot bar‑restaurant and adjoining ballroom facility; 50‑acre property in Berlin, NY; Built in 2020 with wood flooring and central air
