Resort Property with
For Sale
$699,000
1166 County Road 114, Cochecton, NY 12726
Established retreat property with a residence, rental lodging, and access from two roads.
Property Size7,576 SF
Lot Size7.62 Acres
Days on Market82
Property Features for 1166 County Road 114
General Information
Standard status
Active
Size
7,576 SF
Lot size
7.62 Acres
Property subtype
Commercial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$12,608
Amenities
Wi-Fi
air conditioning
semi-commercial kitchen
fire pit
Building Details
Building Size
7,576 SF
Buildings
4
Listing Agency:
Malek Properties
(347) 628-2161
Listed By:
Randi Moody · License #10401342082
(347) 628-2161
Source:
Cornerstonemyhome
Added: Jun 10
Changed: Aug 28
Last Checked: Aug 29 at 10:21AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Malek Properties
Investment Insights
Based on property information with market context.
This resort property spans 7.62 acres and includes a 7,300-square-foot main residence alongside retreat lodging arranged across four structures. The lodging currently provides 10 rental rooms with Wi-Fi and air conditioning, while four additional rooms may be available for rent. Built in 1950, the main house also contains a large semi-commercial kitchen suited to preparing meals for gatherings. Outdoor improvements include a fire pit, plus an unfinished pool and hot tub that remain to be completed.
The property is located at 1166 County Road 114 in Cochecton, New York, with access from two roads. Bethel Woods Center for the Arts is approximately a five-minute drive away. The combination of residential space, existing guest accommodations, and multiple structures creates a distinctive hospitality-oriented property with additional room capacity identified in the source information.
The property is located at 1166 County Road 114 in Cochecton, New York, with access from two roads. Bethel Woods Center for the Arts is approximately a five-minute drive away. The combination of residential space, existing guest accommodations, and multiple structures creates a distinctive hospitality-oriented property with additional room capacity identified in the source information.
Key Highlights
- 7.62‑acre resort property with a 7,300‑square‑foot main residence
- 10 rental rooms with Wi‑Fi and air conditioning
- Four additional rooms may be available for rent
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,581
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.95%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$971,620
$971.6K
Cap Rate 7%
$694,014
$694.0K
Cap Rate 9%
$539,789
$539.8K
Market Conditions
NOI Build-Up for 7,576 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$136.4K $18.00/SF
− Vacancy
−$34.1K −$4.50/SF
EGI
$102.3K $13.50/SF
− OpEx
−$53.7K −$7.09/SF
NOI
$48.6K $6.41/SF
Area
Sullivan County, NY
Vacancy
25.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$971,620
Cap Rate 7%
$694,014
Cap Rate 9%
$539,789
Alternative Uses
Best Use
Hotel Hospitality
$694.0K
$607.3K – $809.7K
NOI $48,581 @ 7.0% cap · market cap 6.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,459 @ 7.0% cap · market cap 20.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 12726, NY
1,168
Population
773
Households
1.5
Avg Household Size
50
Median Age
33%
College-Educated
96%
High-School Grad
33.0 sq mi
ZIP Area
35
Density / Sq Mi
$73,919
Median Household Income
$54,832
Median Earnings
$748
Median Rent
$308,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Established retreat property with a residence, rental lodging, and access from two roads.
Where is this resort located?
The property is located at 1166 County Road 114 Cochecton, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 7.62‑acre resort property with a 7,300‑square‑foot main residence; 10 rental rooms with Wi‑Fi and air conditioning; Four additional rooms may be available for rent
