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    188 Main Street New Paltz, NY 12561

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    For Sale
    $99,999

    SINGLE_FAMILY - New Paltz, NY

    Type:Retail
    Property size:
    2,500 SF
    Lot size:
    1.06 Acres
    Price / SF:
    $39/SF
    Added:
    May 13, 2025
    Days on Market:
    356
    Last Refresh:
    May 3 at 10:06 am

    Property Features for 188 Main Street

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Appliances
    Dishwasher, Freezer
    Standard status
    Active
    APN
    3801-086.034-0011-007.000-0000
    Size
    2,500 SF
    Lot size
    1.06 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    49686

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Central Air
    Water source
    Public

    We can help!

    Listing Contact
    Anthony Minieri
    Anthony Minieri

    Listing agent Anthony Minieri License #10401330962

    Listing office Keller Williams Hudson Valley 9 Bert Crawford Rd, Ste 104, New City, NY

    Listing date May 13, 2025

    MLS# 861852

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

    Overview

    Turn-Key Ice Cream Shop

    Located in the heart of New Paltz, NY, a turn-key frozen yogurt and ice cream shop is available for sale. Situated in a Main Street plaza, the 2,500-square-foot space is surrounded by restaurants, a pharmacy, and medical offices, benefiting from consistent foot traffic from SUNY New Paltz, a middle school, residential developments, and a shopping area. The location is also near the New York State Thruway, attracting tourists exploring the Hudson Valley. The space features custom finishes and is equipped with five Electro Freeze soft serve machines, a walk-in cooler, three freezers, a refrigerated toppings bar, a POS system, and a surveillance camera setup. Recent upgrades include plumbing, electrical systems, an air conditioning unit, and decor. A private party room provides an additional revenue stream and connects the shop to the community, suitable for birthday parties, baby showers, club meetings, and community events. The infrastructure supports various concepts, such as a smoothie bar, cafe, or dessert lounge. This location is suitable for an entrepreneur or business owner. The seller is open to offers for this shop located in a high-traffic location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Delish Frozen Yogurt ... Cafe & Coffee Shop Rhinebeck Artist's Shop (Bike/Boat/Book/etc) Store New Paltz Eye ... Physician

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    New Paltz
    County
    Ulster
    State
    New York
    Longitude
    -74.0785903
    Latitude
    41.7455831

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    FAQs

    What type of property is this?
    Turn key restaurant - Profitable, fully operational shop in a high-traffic Hudson Valley location.
    Where is this turn key restaurant located?
    The property is located at 188 Main Street New Paltz, NY.
    What is the asking price?
    The asking price for this property is $99,999.
    What are key features of this property?
    This property features: Turn‑key business in a **high‑traffic location on Main Street** near SUNY New Paltz, schools, and residential areas.; Fully equipped **2,500 sq ft space** with five Electro Freeze soft serve machines, walk‑in cooler, freezers, refrigerated toppings bar, and POS system.; Includes a large private party room for additional revenue and community engagement.
    (845) 430-0364
    We can help!
    Listing Contact
    Anthony Minieri
    Anthony Minieri
    Real Estate License ID: 10401330962
    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.

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    188 Main Street, New Paltz, NY 12561

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