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    37249 State Hwy 23 Grand Gorge, NY 12434

    View on Map
    For Sale
    $1,499,000

    Commercial Business - Grand Gorge, NY

    Property size:
    3,720 SF
    Lot size:
    0.33 Acres
    Added:
    Oct 22, 2025
    Days on Market:
    162
    Last Refresh:
    Apr 1 at 12:06 am

    Property Features for 37249 State Hwy 23

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3
    Parking features
    Garage
    Standard status
    Active
    APN
    92.1-2-2
    Size
    3,720 SF
    Lot size
    0.33 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxAnnualAmount
    5854

    Building Details

    Year built
    1900
    Year renovated
    1900
    Floors in Building
    2
    Flooring type
    Laminate
    Building materials
    Brick, Vinyl Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Kevin Lucero

    Listing agent Kevin Lucero

    Listing office CHARLOTTEVILLE REALTY 638 CHARLOTTE VALLEY RD, CHARLOTTEVILLE, NY

    Listing date Oct 22, 2025

    MLS# 11594352 Listing URL

    Copyright © 2026 My State 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

    Turnkey Restaurant and Apartment Building

    Located in Grand Gorge, a hamlet of Roxbury, Delaware County, New York, this property features a successful, high-volume restaurant. The main level includes a fully equipped, spacious restaurant and commercial kitchen suitable for dine-in, take-out, catering, and delivery services. The business benefits from consistent local traffic, loyal patrons, and tourists visiting the Catskills region year-round. Upstairs, there is a 1,375 square-foot apartment with three bedrooms and one bath, featuring an open floor plan. The apartment is suitable for owner occupancy or rental income. The property is located within the Roxbury Central School District, near Roxbury, Stamford, and Windham, with access to Plattekill Mountain Ski Resort, Mine Kill State Park, and the Catskill Scenic Trail. The building size is 3,720 square feet and the lot size is 0.33 acres. The property is located in a small-town community near dining, hiking, and skiing opportunities. This property offers the opportunity to own a proven business in a high-traffic location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Turn key restaurants

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Auto Parts Store Nail Salon Food Market Bar & Pub Hair Salon Grocery & Convenience Store Car Rental Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Grand Gorge
    County
    Delaware
    State
    New York
    Longitude
    -74.493731
    Latitude
    42.362429

    Nearby Similar for Sale

    • $399,000
      3,000 SF

      Grand Gorge Automotive and Residential

      Versatile property with automotive bays, residential space, and recreational access.
      60095 State Highway 30, Grand Gorge, NY 12474
      View Details
    • $595,000
      2,472 SF

      Restaurant Opportunity in Grand Gorge

      Established restaurant with indoor/outdoor dining and prime highway location.
      36422 NY-23, Grand Gorge, NY 12434
      View Details

    FAQs

    What type of property is this?
    Turn key restaurant - Established restaurant with apartment in the Catskills region.
    Where is this turn key restaurant located?
    The property is located at 37249 State Hwy 23 Grand Gorge, NY.
    What is the asking price?
    The asking price for this property is $1,499,000.
    What are key features of this property?
    This property features: Established, high‑volume Pizza Plus restaurant with a strong customer base and steady income.; Fully equipped restaurant and commercial kitchen ready for immediate operation.; Includes a spacious three‑bedroom apartment (approx. 1,375 sq ft) for owner occupancy or rental income.
    (607) 397-9027
    We can help!
    Listing Contact
    Kevin Lucero
    Real Estate License ID: 10401350558
    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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