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    7284 Ny-28 Shandaken, NY 12480

    Sponsored
    For Sale
    $349,900

    MULTI_FAMILY - Other - Shandaken, NY

    Property size:
    6,000 SF
    Lot size:
    0.92 Acres
    Days on Market:
    9
    Last Refresh:
    Feb 3 at 10:06 am

    Property Features for 7284 Ny-28

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Zoning
    HB
    Rooms
    Bedroom 1, Bedroom 4, Bedroom 2, Bedroom 3
    Bedrooms
    4
    APN
    500000501800010100000000
    Interior features
    3 Seasons Room, Bar, Beamed Ceilings
    Size
    6,000 SF
    Lot size
    0.92 Acres

    Utilities

    Water source
    Well

    Building Details

    Year built
    1906
    Number of units
    4
    Architectural style
    Other

    We can help!

    Listing Contact
    Teresa Falkowski
    Teresa Falkowski

    Keller Williams Realty Hudson Valley North (914) 443-6165

    Listing agent Teresa Falkowski (845) 514-6054

    Listing date Jan 26, 2026

    MLS# 20243999 Listing URL

    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

    Mixed-Use Property with Rental Income

    This mixed-use property offers 6000 square feet of potential in a visible location. It features a separate rental building and an owner's residence upstairs, presenting a multifaceted investment opportunity. The commercial space downstairs awaits revitalization, showcasing original wood beams and a rustic log-style bar. An inviting fireplace and expansive windows frame views of the mountains and a stream, filling the interior with natural light. The commercial space holds potential for various business endeavors. Special features include a DEP-approved septic system pumped in 2022, a 3-year-old roof on both buildings, and a boiler replaced 5 years ago. The garage features radiant floor heat, an oversized 12-foot automatic door, and a steel I-beam with a rolling hoist. The property is situated on a 0.92-acre lot.
    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 Law Firm Building Supply Hotel & Motel Kitchen & Bath Showroom Bed & Breakfast Plumbing Service Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Shandaken
    County
    Ulster
    State
    New York
    Longitude
    -74.378613
    Latitude
    42.11813

    Nearby Similar for Sale

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    • $645,000
      3,800 SF

      Catskills Restaurant & Inn Opportunity

      Prime location, established business, high potential.
      76 214, Shandaken, NY 12464
      View Details
    • $645,000
      3,800 SF

      Phoenicia Restaurant - $645K

      Catskills Restaurant, Turnkey Opportunity
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    FAQs

    What type of property is this?
    Mixed-use property - Prime mixed-use property with rental, commercial, and residential potential.
    Where is this mixed-use property located?
    The property is located at 7284 Ny-28 Shandaken, NY.
    What is the asking price?
    The asking price for this property is $349,900.
    What are key features of this property?
    This property features: - Prime mixed-use property with 6000 sq ft of potential in a highly visible location.; - Separate rental building and owner's residence offer multifaceted investment opportunities.; - Commercial space boasts original wood beams, rustic log-style bar, and fireplace, ready for revitalization.
    (845) 514-6054
    Request Owner's contact information
    7284 Ny-28 Shandaken, NY 12480
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    Shandaken, NY 12480
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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
    7284 Ny-28 Shandaken, NY 12480
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    We can help!
    Listing Contact
    Teresa Falkowski
    Teresa Falkowski
    (845) 514-6054
    Learn more
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