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    5973 Ny-28 Phoenicia, NY 12464

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    Claim this Listing
    For Sale
    $2,200,000

    COMMERCIAL - Phoenicia, NY

    Property size:
    6,000 SF
    Lot size:
    6.00 Acres
    Added:
    Sep 26, 2025
    Days on Market:
    206
    Last Refresh:
    Apr 19 at 2:06 am

    Property Features for 5973 Ny-28

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    HC
    Bathrooms
    11
    Rooms
    Bathroom 11, Bathroom 5, Bathroom 4, Bathroom 6, Bathroom 8, Bathroom 9, Bathroom 10, Bathroom 1, Bathroom 3, Bathroom 7, Bathroom 2
    Exterior features
    Basketball Court, Fire Pit, Playground
    Fencing
    Fenced
    Appliances
    Refrigerator, Range, Oven
    Standard status
    Active
    APN
    13.16-2-20
    Size
    6,000 SF
    Lot size
    6.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8709

    Utilities

    Sewer type
    Cesspool
    Heating system
    Electric (Heating), Oil
    Cooling system
    Ceiling Fan(s)
    Water source
    Public
    Water front features
    Stream
    Water front
    1

    Building Details

    Year built
    1925
    Flooring type
    Laminate, Vinyl, Wood, Tile
    Building materials
    Cedar, Clapboard, Shake Siding, Vinyl Siding
    Additional Structures
    Pergola

    We can help!

    Listing Contact
    Michael Shaughnessy

    Listing agent Michael Shaughnessy

    Listing office Halter Associates Realty 3257 Route 212, Bearsville, NY

    Listing date Sep 26, 2025

    MLS# 20254659

    Copyright © 2026 Hudson Valley Catskill Region 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

    Catskills Hospitality Business Opportunity

    This 6-acre income-generating property, known as Simpler Times Cabin, is located along the Esopus Creek in Phoenicia, NY. The property has been family-owned and operated for over 50 years. This hospitality business includes 9 fully-equipped rental cabins, a two-family residence, and 21 seasonal RV pads. The property is zoned for multi-use and includes ample parking and utilities. It is being sold as a turn-key business, with all cabins and infrastructure included. The property is located less than a mile from the Hamlet of Phoenicia and less than 2 miles from the Phoenicia Diner. It is also near the Catskill Park, Hunter Mountain, Belleayre Ski Center, and the village of Woodstock. The property is 25 miles from the city of Kingston and Exit 19 of the NYS Thruway. The property is situated in a tourist destination known for outdoor recreation, fly fishing, and year-round mountain getaways. The property has multiple revenue streams and space to expand.
    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

    Restaurant Real Estate Agency Spa & Massage Center Hair Salon Gym & Fitness Center Auto Repair Shop Pharmacy Bar & Pub Department Store Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Phoenicia
    County
    Ulster
    State
    New York
    Longitude
    -74.326355
    Latitude
    42.08286

    Nearby Similar for Sale

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      Commercial Building in Central Phoenicia

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    • $975,000
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      Historic Building in Central Phoenicia

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      60 Main Street, Phoenicia, NY 12464
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    • $639,999
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      Phoenicia Commercial Property with Restaurant

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    • $639,999
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      Catskills Restaurant with Growth Potential

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    FAQs

    What type of property is this?
    Campground - Income-generating hospitality property with cabins, residence, and RV pads.
    Where is this campground located?
    The property is located at 5973 Ny-28 Phoenicia, NY.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: Income‑generating property featuring a proven hospitality business with 9 rental cabins and 21 RV pads.; Prime Catskills location, near Phoenicia, attractions, and outdoor recreation.; Multiple revenue streams from cabins, RV pads, and a two family residence.
    (845) 332-0118
    We can help!
    Listing Contact
    Michael Shaughnessy
    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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