Building Details

Year Built 2006

Abandoned No

Listing Agency: MICHAEL DEROSA EXCHANGE m***@gmail.com Show Phone

Listed By: Michael Hardesty, Michael DeRosa · License #10401348318

Source: Countryboyrealty

Added: Aug 17 Changed: Aug 28 Last Checked: Aug 28 at 8:24PM

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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 MICHAEL DEROSA EXCHANGE

Investment Insights

Based on property information with market context.

This 2006-built brewery estate combines a brewery, restaurant, event venue, greenhouses, and additional supporting buildings across an approximately 107-acre property. The grounds include more than 20 spring-fed ponds, streams, waterfalls, stone walls, bridges, curated gardens, mature woodlands, open meadows, and mountain views. Five established businesses operate within the estate.

The improvements include radiant-heated concrete floors, commercial electrical service, backup generators, multiple heat pumps, engineered septic systems, UV water treatment, commercial ventilation, and fire suppression systems. The property is situated in the Western Catskills and has access to nearby snowmobile trails, supporting year-round use across the estate’s commercial and hospitality components.

Key Highlights

• Approximately 107 acres in the Western Catskills
• More than 20 spring‑fed ponds, plus streams and waterfalls
• Brewery, restaurant, event venue, greenhouses, and supporting buildings

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

$190,736

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

4.54%

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%

$3,814,720 $3.8M

Cap Rate 7%

$2,724,800 $2.7M

Cap Rate 9%

$2,119,289 $2.1M

Market Conditions

NOI Build-Up for 12,290 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

$265.5K $21.60/SF

− Vacancy

−$11.1K −$0.91/SF

EGI

$254.3K $20.69/SF

− OpEx

−$63.6K −$5.17/SF

NOI

$190.7K $15.52/SF

Area

Delaware County, NY

Vacancy

4.20%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

25.00%

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%

$3,814,720

Cap Rate 7%

$2,724,800

Cap Rate 9%

$2,119,289

Alternative Uses

Best Use

Specialty Retail

$2.72M

$2.38M – $3.18M (±1% cap)

NOI $190,736 @ 7.0% cap · market cap 4.54%

Second Best

Industrial

$1.65M

$1.44M – $1.92M (±1% cap)

NOI $115,459 @ 7.0% cap · market cap 2.75%

Theoretical Best

Office A

$6.03M

$5.28M – $7.03M (±1% cap)

NOI $422,088 @ 7.0% cap · market cap 10.05%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Breweries

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Butcher Big Box & Wholesale Store Pet Store Bed & Breakfast Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area Business Placement

Demographics for 13757, NY

1,002

Population

675

Households

1.5

Avg Household Size

48

Median Age

27%

College-Educated

92%

High-School Grad

35.6 sq mi

ZIP Area

28

Density / Sq Mi

$72,557

Median Household Income

$33,542

Median Earnings

$1,345

Median Rent

$209,600

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this breweries located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Brewery - Four-season commercial estate with a brewery, restaurant, event venue, greenhouses, and supporting buildings.

Where is this brewery located?

The property is located at 304 Sutherland Rd Meredith, NY.

What is the asking price?

The asking price for this property is $4,200,000.

What are key features of this property?

This property features: Approximately 107 acres in the Western Catskills; More than 20 spring‑fed ponds, plus streams and waterfalls; Brewery, restaurant, event venue, greenhouses, and supporting buildings