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    Turnkey Apple Orchard & Farmhouse Title is generated by Realmo AI

    5635 NY-40, Argyle, NY 12809

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    Claim this Listing
    For Sale
    $1,990,000

    COMMERCIAL - Other - Argyle, NY

    Property size:
    3,531 SF
    Lot size:
    155.10 Acres
    Price / SF:
    $563/SF
    Added:
    Sep 17, 2025
    Days on Market:
    242
    Last Refresh:
    May 16 at 7:06 pm

    Property Features for 5635 NY-40

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    100
    Parking features
    Open, Off Street, Garage
    Patio and Porch features
    Porch
    Interior features
    High Speed Internet, Solid Surface Counters, Walk-In Closet(s), Chair Rail, Crown Molding
    Basement
    Exterior Entry, Unfinished, Interior Entry, Full
    Standard status
    Active
    APN
    532089 166.-1-6
    Size
    3,531 SF
    Lot size
    155.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6605

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Propane (Heating), Wood Stove, Oil, Wood
    Cooling system
    Window Unit(s)
    Water source
    Well

    Building Details

    Year built
    1830
    Flooring type
    Carpet, Hardwood, Vinyl
    Building materials
    Vinyl Siding, Wood Siding
    Roof type
    Asphalt, Slate
    Architectural style
    Other
    Additional Structures
    Arena

    We can help!

    Listing Contact
    Mylene Coltey

    Listing agent Mylene Coltey License #10401328948

    Listing office Howard Hanna Capital Inc 505 Broadway, Clifton Park, NY

    Listing date Sep 17, 2025

    MLS# 202525951

    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.

    HighLights

    • Turnkey, fully operational apple orchard and agribusiness with established revenue stream and growth potential.
    • Beautifully renovated 3,531 sq. ft. farmhouse with 5 bedrooms, 2 bathrooms, updated kitchen, and wrap‑around porch with panoramic views.
    • Extensive equestrian facilities including a 9‑stall barn, fenced paddock, and 120' x 180' sand riding arena.
    • Includes all equipment necessary to operate the orchard.
    • Additional one‑bedroom apartment for rental income or guest accommodations.
    • Agribusiness infrastructure: retail store, apple cider donut shoppe, walk‑in cooler, and multiple storage buildings.

    Overview

    This turnkey apple orchard and farmhouse estate, known as McWhorter's Orchard, offers a fully operational orchard and agribusiness. The property includes a renovated farmhouse, horse facilities, and multiple outbuildings. The total acreage is 155.10 acres, with 148.10 acres on both sides of Route 40 and an additional 7-acre orchard parcel on Mahaffy Road, Argyle. The orchard spans over 20 acres and contains approximately 120 trees per acre of mature and young apple trees. The 3,531 sq. ft. furnished farmhouse features 5 bedrooms, 2 full bathrooms, a spacious office, and walk-in closets. It includes a new wrap-around porch with country views, a mudroom entry, an updated eat-in kitchen with new appliances, a formal dining room, and a living room with a woodstove. There is also a one-bedroom, one-bath apartment suitable for rental income or guest accommodations. The property is currently used as a comfortable family home but has potential as a charming country bed & breakfast. Equestrian facilities include a 9-stall barn with a tack and feed room, a fenced grassy paddock with run-in sheds, water, and electricity, and a 120' x 180' sand riding arena with drainage, an announcer's booth, a viewing stand, and a snack bar. Agribusiness features include a retail store and apple cider donut shoppe, multiple equipment storage buildings, and a walk-in cooler for produce storage. The business currently operates Friday-Sunday, 9:00 AM-5:00 PM, and has significant growth potential for expanded agritourism, retail, or event use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Computer & Electronic Repair Tech Support Center Plumbing Service Arcade & Gaming Center (Bike/Boat/Book/etc) Store Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Argyle
    County
    Washington
    State
    New York
    Longitude
    -73.459383
    Latitude
    43.281075

    FAQs

    What type of property is this?
    Farm - Fully operational orchard with renovated farmhouse and equestrian facilities.
    Where is this farm located?
    The property is located at 5635 NY-40 Argyle, NY.
    What is the asking price?
    The asking price for this property is $1,990,000.
    What are key features of this property?
    This property features: Turnkey, fully operational apple orchard and agribusiness with established revenue stream and growth potential.; **Beautifully renovated 3,531 sq. ft. farmhouse with 5 bedrooms, 2 bathrooms, updated kitchen, and wrap‑around porch with panoramic views.**; Extensive equestrian facilities including a 9‑stall barn, fenced paddock, and 120' x 180' sand riding arena.
    (518) 791-2258
    We can help!
    Listing Contact
    Mylene Coltey
    Real Estate License ID: 10401328948
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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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