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    189 Main Street Cherry Valley, NY 13320

    View on Map
    For Sale
    $135,000

    COMMERCIAL - Cherry Valley, NY

    Property size:
    2,900 SF
    Lot size:
    0.66 Acres
    Added:
    Aug 12, 2025
    Days on Market:
    233
    Last Refresh:
    Apr 1 at 4:06 pm

    Property Features for 189 Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 3, Bathroom 2
    Parking
    25
    Patio and Porch features
    Porch
    Interior features
    High Speed Internet
    Basement
    Crawl Space
    Standard status
    Active
    APN
    362401 58.10-2-8.00
    Size
    2,900 SF
    Lot size
    0.66 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    6980

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Pellet Stove, Oil, Forced Air
    Water source
    Public

    Building Details

    Floors in Building
    2
    Flooring type
    Wood, Parquet Wood, Laminate
    Building materials
    Wood Siding
    Roof type
    Shingle, Asphalt

    We can help!

    Listing Contact
    Matthew Loder
    Matthew Loder

    Listing agent Matthew Loder License #10311204132

    Listing office Country Boy Realty 753 E Main St, Cobleskill, NY

    Listing date Aug 12, 2025

    MLS# 202523653

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

    Overview

    Cherry Valley Commercial Opportunity

    This 2,920 sqft two-story commercial property is located on a 0.66-acre corner lot in Cherry Valley, NY. Currently operating as a tavern, the property benefits from private parking and municipal water. The main level accommodates seating for 70 and includes a classic bar and a fully equipped kitchen. The upper level features two bedrooms and a full bath, offering potential as an owner's residence or for rental income. The property's adaptable layout presents limitless potential for various uses. Situated in the culturally rich village of Cherry Valley, the location is known for its natural beauty, historic heritage, and vibrant arts scene. The property is surrounded by year-round events, shops, and a welcoming community. It is also a short drive from Cooperstown's Dream Park, Opera, and Baseball Hall of Fame.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Triangle Tavern Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Hotel & Motel Gym & Fitness Center Department Store

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

    Similar Places Nearby

    • Triangle Tavern — 189 Main St, Cherry Valley, NY 13320
    • Red Shed Ale House — 10 Main St, Cherry Valley, NY 13320, United States
    • Red Shed Brewery - Red Shed Ale House — 10 Main St, Cherry Valley, NY 13320

    Location Insight

    • Map
    • Local Demand
    City
    Cherry Valley
    County
    Otsego
    State
    New York
    Longitude
    -74.742966
    Latitude
    42.800155

    Nearby Similar for Sale

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    • $699,999
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      Historic Mixed-Use Investment Opportunity

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    • $1,740,000

      Cherry Valley Vacant Land For Sale

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    • $180,000
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      Renovated Multi-Unit in Cherry Valley

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      Historic Cherry Valley Mixed-Use Property

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    FAQs

    What type of property is this?
    Bar & Pub - 2920 sqft commercial property in Cherry Valley, NY.
    Where is this bar & pub located?
    The property is located at 189 Main Street Cherry Valley, NY.
    What is the asking price?
    The asking price for this property is $135,000.
    What are key features of this property?
    This property features: Prime 0.66‑acre corner lot location in Cherry Valley.; 2,920 sqft commercial property with versatile two‑story layout.; Equipped tavern with seating for 70 and a fully equipped kitchen.
    (518) 378-1235
    We can help!
    Listing Contact
    Matthew Loder
    Matthew Loder
    Real Estate License ID: 10311204132
    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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