Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    5973 Ny-28 Phoenicia, NY 12464

    Sponsored
    For Sale
    $2,200,000

    COMMERCIAL - Phoenicia, NY

    Property size:
    6,000 SF
    Lot size:
    6.00 Acres
    Days on Market:
    148
    Last Refresh:
    Mar 4 at 6:06 pm

    Property Features for 5973 Ny-28

    General Information

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

    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
    Tile, Vinyl, Wood, Laminate
    Building materials
    Cedar, Clapboard, Shake Siding, Vinyl Siding
    Additional Structures
    Pergola

    We can help!

    Listing Contact
    Michael Shaughnessy

    Halter Associates Realty (845) 679-2010

    Listing agent Michael Shaughnessy (845) 332-0118

    Listing date Oct 8, 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.

    Learn more

    Overview

    Catskills Hospitality Business Opportunity

    This 6-acre income-generating property is located along the Esopus Creek in Phoenicia, NY. The property is a fully operational hospitality business with multiple revenue streams, including 9 fully-equipped rental cabins, a two-family residence, and 21 seasonal RV pads. It is being sold as a turn-key business, with all cabins and infrastructure included. The property is zoned for multi-use and has ample parking, utilities, and space to expand. It is located less than a mile from the Hamlet of Phoenicia and less than 2 miles from the Phoenicia Diner. The property is close to the Catskill Park, Hunter Mountain, Belleayre Ski Center, and the village of Woodstock. It is 25 miles from the city of Kingston and Exit 19 of the NYS Thruway. The property has been owned and operated by the same family through 3 generations for over 50 years and is situated in a tourist destination known for outdoor recreation, fly fishing, and year-round mountain getaways.
    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

    • $639,999
      3,800 SF

      Phoenicia Commercial Property with Restaurant

      Landmark commercial property with restaurant and B&B potential in Phoenicia.
      76 Rte 214, Phoenicia, NY 12464
      View Details
    • $645,000

      Prime Restaurant Space with B&B

      Restaurant space with outdoor dining and B&B potential.
      76 214, Phoenicia, NY 12464
      View Details
    • $2,200,000

      Phoenicia Specialty Property For Sale

      Specialty property available for purchase in Phoenicia, New York.
      5973 State Route 28, Phoenicia, NY 12464
      View Details
    • $945,000

      Profitable Tube Rental Business Opportunity

      Established tube rental business with property and equipment for sale.
      10 Bridge St, Phoenicia, NY 12464
      View Details
    • $945,000
      2,090 SF

      Phoenicia Tube Rental Business

      Established Whitewater Adventure Business for Sale
      10 Bridge St, Phoenicia, NY 12464
      View Details
    • Contact for pricing
      57.00 Acres

      Catskills Riverfront Glamping Site

      57-Acre Luxury Glamping Development
      570 Mt Tremper-Phoenicia Rd, Phoenicia, NY 12464
      View Details

    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: - Turn-key, income-generating hospitality business with multiple revenue streams (cabins, residence, RV pads).; - Prime location in the Catskills, near Esopus Creek, Phoenicia, and popular attractions (Hunter Mountain, Belleayre, Woodstock).; - 6-acre property with 9 fully-equipped rental cabins, a two family residence, and 21 seasonal RV pads.
    (845) 332-0118
    Request Owner's contact information
    5973 Ny-28 Phoenicia, NY 12464
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    5973 Ny-28
    Phoenicia, NY 12464
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    5973 Ny-28 Phoenicia, NY 12464
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Michael Shaughnessy
    (845) 332-0118 (845) 679-2010
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!