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    34 Cranberry Drive Highland Mills, NY 10930

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    Claim this Listing
    For Sale
    $2,937,000

    LAND - Highland Mills, NY

    Lot size:
    11.00 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    46
    Last Refresh:
    Apr 30 at 4:06 pm

    Property Features for 34 Cranberry Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1A
    Standard status
    Active
    APN
    335809-202-000-0001-055.500-0000
    Lot size
    11.00 Acres

    Taxes and HOA fees

    Tax Year
    2025

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Brian J Caplicki
    Brian J Caplicki

    Listing agent Brian J Caplicki

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

    Listing date Mar 16, 2026

    MLS# 971385 Listing URL

    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

    Highland Mills Land Development Opportunity

    This shovel-ready subdivision on Cranberry Drive in Highland Mills presents a development opportunity in Woodbury, NY. The property features seven individual parcels ranging from 0.72 acres to 5.33 acres, offering flexibility for development. The anchor parcel may present additional subdivision potential. This property offers the ability to move from vision to reality without the typical delays of land development. The location is approximately 45 miles from New York City, with connections to Route 32, Route 17, the New York State Thruway, and Metro North rail service from Harriman Station. The 11-acre site is located in Orange County. Nearby destinations include Harriman State Park, Woodbury Common Premium Outlets, Hudson Valley wineries, farm markets, and local restaurants. The property is zoned R1A.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy Big Box & Wholesale Store Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Highland Mills
    County
    Orange
    State
    New York
    Longitude
    -74.129349
    Latitude
    41.3628

    Nearby Similar for Sale

    • $490,000

      Restaurant Space in Highland Mills

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    • $550,000
      2,600 SF

      Restaurant Space with Patio

      2600 SF restaurant with parking and patio.
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    • $475,000

      High Visibility Office Building Opportunity

      Prime commercial office building with motivated seller in Highland Mills.
      578 State Route 32, Highland Mills, NY, 10930-5201
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    • $475,000

      Commercial Office Building on Route 32

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    • $2,937,000

      Land For Sale

      Land available on Cranberry Drive, Highland Mills, NY.
      34 Cranberry Drive, Highland Mills, NY 10930
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Shovel-ready subdivision with seven parcels in desirable Orange County.
    Where is this residential land & home lot located?
    The property is located at 34 Cranberry Drive Highland Mills, NY.
    What is the asking price?
    The asking price for this property is $2,937,000.
    What are key features of this property?
    This property features: Shovel‑ready subdivision with engineered and approved plans.; Rare 'plug and play' development opportunity in a highly desirable Orange County neighborhood.; Seven individual parcels offer flexibility, including a large 5.33‑acre anchor estate.
    (845) 460-0879
    We can help!
    Listing Contact
    Brian J Caplicki
    Brian J Caplicki
    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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