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    5577/5581 Partridgeville Road Brantingham, NY 13312

    View on Map
    For Sale
    $1,100,000

    MULTI_FAMILY - Contemporary - Brantingham, NY

    Property size:
    3,421 SF
    Lot size:
    3.30 Acres
    Added:
    Nov 10, 2025
    Days on Market:
    148
    Last Refresh:
    Apr 7 at 6:06 am

    Property Features for 5577/5581 Partridgeville Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Covered, Garage, Driveway, Open, Carport
    Spa
    1
    Patio and Porch features
    Porch, Deck, Patio
    Interior features
    Granite Counters, Breakfast Bar, Cathedral Ceiling(s), High Ceilings, Kitchen Island, Soaking Tub
    Exterior features
    Balcony, Fire Pit, Storage
    Basement
    Walk-Out Access, Storage Space, Finished, Exterior Entry
    Appliances
    Exhaust Fan, Free-Standing Refrigerator, Gas Range, Refrigerator, Stainless Steel Appliance(s), Washer/Dryer Stacked, Water Heater
    Standard status
    Active
    APN
    277.00-01-16.111 and 277.00-01-14.00
    Size
    3,421 SF
    Lot size
    3.30 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5601

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Varies by Unit (Heating), Oil, Forced Air, Ductless (Heating)
    Cooling system
    Zoned, Ductless
    Water source
    Well

    Building Details

    Year built
    2020
    Number of units
    3
    Flooring type
    Carpet, Combination, Laminate
    Building materials
    Concrete, Vinyl Siding, Wood Siding
    Roof type
    Metal
    Architectural style
    Contemporary
    Additional Structures
    Storage, Guest House

    We can help!

    Listing Contact
    Darci Walldroff Byrne

    Listing agent Darci Walldroff Byrne

    Listing office Timm Associates Sothebys International Realty PO Box 101 2972 Main Street, Old Forge, NY

    Listing date Nov 10, 2025

    MLS# 206187 Listing URL

    Copyright © 2026 Adirondack Champlain Valley 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

    Brantingham Multifamily Investment Opportunity

    Located in Brantingham, NY, this unique property offers an exceptional investment opportunity or family compound. It includes three well-maintained homes, two of which are successful short-term rentals being sold mostly furnished. The sale also includes a separate snowmobile rental business complete with its own fleet of snowmobiles, providing multiple established income streams in a sought-after recreation area. The centerpiece of the property is a three-bedroom, two-bath barndominium situated above a 1,500-square-foot heated garage with 10-foot ceilings and two oversized doors. Inside, natural finishes take center stage, including hickory cabinetry, 17-foot blue-stained pine cathedral ceilings, soapstone kitchen countertops, and a custom marble shower and sink in the primary bath. The home also features zoned heating using heat pump technology, offering energy efficiency and year-round comfort. Designed for relaxation and entertaining, the home features multiple outdoor living areas, including a balcony and spacious deck that capture both sunrise and sunset views, plus a paver patio plumbed for a wet bar and a six-person hot tub. The second dwelling is a 1,040-square-foot cabin currently operating as a successful short-term rental. This charming home sleeps up to eight guests and includes three bedrooms and one full bath. The kitchen, with granite countertops, opens seamlessly to the main living area, creating a comfortable space for gathering. The bathroom also features granite finishes. Outdoor amenities include a wrap-around front deck, rear deck, attached garage, tool shed, and a vintage barn. The third offering is 656 sq ft, sleeps 7 with 2 bedrooms, an upper loft, and 1 bath. The main living space has an open with knotty pine walls and a vaulted ceiling. Front and rear decks offer additional space for guest. The property is situated on a 3.3-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Short term rental ...

    Suggested Use

    Hotel & Motel Department Store Grocery & Convenience Store Bar & Pub Grocery & Convenience Store Travel Agency Bed & Breakfast Restaurant Restaurant Dental Office

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

    Location Insight

    • Map
    • Local Demand
    City
    Brantingham
    County
    Lewis
    State
    New York
    Longitude
    -75.292534
    Latitude
    43.69228

    Nearby Similar for Sale

    • $449,000
      3,100 SF

      Brantingham Commercial Property For Sale

      Commercial property with repair and retail potential in Brantingham, NY.
      5728 Long Point Road, Brantingham, NY 13312
      View Details
    • $449,000
      3,100 SF

      Brantingham Retail and Repair Opportunity

      Retail and repair business opportunity in a four-season getaway community.
      5728 Long Point Rd, Brantingham, NY 13312
      View Details

    FAQs

    What type of property is this?
    Short term rental property - Three homes, snowmobile rentals, multiple income streams in Brantingham, NY.
    Where is this short term rental property located?
    The property is located at 5577/5581 Partridgeville Road Brantingham, NY.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: Multiple income streams from three homes and a snowmobile rental business.; **The Overlook Lodge: A stunning, modern three‑bedroom barndominium with high‑end finishes and multiple outdoor living spaces.**; Turnkey short‑term rentals: Two well‑maintained homes being sold mostly furnished.
    (315) 580-5444
    We can help!
    Listing Contact
    Darci Walldroff Byrne
    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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