Iconic Brewery & Entertainment
22 Cottage St Middletown, NY 10940
22 Cottage St, Middletown, NY, 10940
$2,575,000
For Sale
$2,575,000
Fully operational brewery, restaurant, and entertainment venue with apartments.
Property Size24,000 SF
Lot Size0.83 Acres
Price / SF$107.29
Days on Market133
Property Features for 22 Cottage St
General Information
- Standard status
- Active
- Size
- 24,000 SF
- Lot size
- 0.83 Acres
- Property subtype
- Commercial
Listing agency
Keller Williams Realty
(845) 494-3749
Listed by
Kevin M. Tuhy · License #10491200206
Source
Elliman
Added: Mar 11 Updated: Jul 10 at 3:49PM Checked: Jul 21 at 6:54AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This iconic property features the Clemson Bros. Brewery, a craft brewery and restaurant rooted in local history, situated in a renovated 19th-century hacksaw factory. The property includes an industrial-chic taproom, a banquet room for indoor events, and "The Zone," a separate entertainment area. The brewery has 5 residential apartments utilizing unique design elements. A 7,500-square-foot outdoor space with a stone facade and red-brick patio is available during warmer months for drinking, dining, and private parties. The venue regularly hosts live music from local bands, DJ nights, trivia, and seasonal events. "The Zone @ Clemson" offers an onsite axe-throwing facility with dedicated lanes and regular cornhole leagues. The brewery offers full-service event hosting for weddings, parties, and corporate gatherings. The business is fully operational with bookings well into 2026. The property offers 24000 square feet of creative entertaining spaces and plenty of public parking for all size events.
Key Highlights
- Fully operational craft brewery and restaurant business with bookings into 2026
- Iconic location in a renovated 19th‑century landmark building featuring an industrial‑chic design
- Multiple revenue streams including taproom, beer garden, full food menu, live entertainment, axe throwing, and 5 residential apartments
Local Financial Insights For Industrial
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $337.0k | $14.04 |
| − Vacancy | −$57.3k | −$2.39 |
| EGI | $279.7k | $11.65 |
| − OpEx | −$83.9k | −$3.50 |
| NOI | $195.8k | $8.16 |
24,000 SF · lease $14.04/SF/yr · vacancy 17.00% · expense 30.00%
Alternative Uses
Best Use
Apartment 5plus
$6.41M
$5.61M – $7.48M
NOI $448,931 @ 7.0% cap · market cap 17.43%
Second Best
Industrial
$2.80M
$2.45M – $3.26M
NOI $195,774 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$8.13M
$7.11M – $9.48M
NOI $568,996 @ 7.0% cap · market cap 22.10%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Tesla Destination Charger
Electric Vehicle Charging Station
Sabila Aloe
Big Box & Wholesale Store
Clemson Bros. Brewery
Production Facility
Similar For Sale Nearby
FAQs
What type of property is this?
Brewery - Fully operational brewery, restaurant, and entertainment venue with apartments.
Where is this brewery located?
The property is located at 22 Cottage St Middletown, NY.
What is the asking price?
The asking price for this property is $2,575,000.
What are key features of this property?
This property features: Fully operational craft brewery and restaurant business with bookings into 2026; Iconic location in a renovated 19th‑century landmark building featuring an industrial‑chic design; Multiple revenue streams including taproom, beer garden, full food menu, live entertainment, axe throwing, and 5 residential apartments
