Commercial Land with Existing
For Sale
$825,000
1095 State Route 17b, Mongaup Valley, NY 12762
Highway commercial land includes a retail-converted house, cottage, and insulated heated barn.
Property Size2,904 SF
Days on Market512
Property Features for 1095 State Route 17b
General Information
Standard status
Active
Size
2,904 SF
Total Parking Spaces
12
Property subtype
Commercial
Zoning
C-17B
Taxes and HOA fees
Annual Taxes
$7,855
Building Details
Building Size
2,904 SF
Year Built
1934
Buildings
4
Stories
2
Units
2
Listing Agency:
Malek Properties
(845) 798-2300
Listed By:
Carol Malek · License #31MA1121533
(845) 798-2300
Source:
Mahlerrealty
Added: Apr 6, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:22PM
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 commercial land holding encompasses 26+ acres with a mix of open and wooded areas, existing residential improvements, and accessory structures. The main house has been adapted for antique retail use, with two levels of display space, 8–9 rooms, a restroom, and a full walk-out basement for storage or workshop use. A separate cottage includes two bedrooms, an open-concept layout, and a full bath. An insulated, heated 18x24 barn provides additional enclosed space, while an older barn near the cottage requires work.
The property is zoned C-17B, identified as a Highway Commercial District, and fronts NYS Route 17B in Bethel. It also has limited frontage on a secondary road and more than 700 feet along Route 17B. The main house measures approximately 2000 SF excluding the heated attic, and the cottage contains 904 SF. The property was built in 1934.
The property is zoned C-17B, identified as a Highway Commercial District, and fronts NYS Route 17B in Bethel. It also has limited frontage on a secondary road and more than 700 feet along Route 17B. The main house measures approximately 2000 SF excluding the heated attic, and the cottage contains 904 SF. The property was built in 1934.
Key Highlights
- 26+ acres with open and wooded land in Bethel, NY
- Over 700 feet of frontage on NYS Route 17B
- C‑17B Highway Commercial District zoning
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
$35,054
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
4.25%
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%
$701,080
$701.1K
Cap Rate 7%
$500,771
$500.8K
Cap Rate 9%
$389,489
$389.5K
Market Conditions
NOI Build-Up for 2,904 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
$52.3K $18.00/SF
− Vacancy
−$2.2K −$0.76/SF
EGI
$50.1K $17.24/SF
− OpEx
−$15.0K −$5.17/SF
NOI
$35.1K $12.07/SF
Area
Sullivan County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$701,080
Cap Rate 7%
$500,771
Cap Rate 9%
$389,489
Alternative Uses
Best Use
Retail
$500.8K
$438.2K – $584.2K
NOI $35,054 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$796.5K
$697.0K – $929.3K
NOI $55,757 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 12762, NY
433
Population
306
Households
1.4
Avg Household Size
44
Median Age
25%
College-Educated
85%
High-School Grad
9.2 sq mi
ZIP Area
47
Density / Sq Mi
$112,545
Median Household Income
$50,347
Median Earnings
$1,354
Median Rent
$413,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Highway commercial land includes a retail-converted house, cottage, and insulated heated barn.
Where is this commercial land located?
The property is located at 1095 State Route 17b Mongaup Valley, NY.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 26+ acres with open and wooded land in Bethel, NY; Over 700 feet of frontage on NYS Route 17B; C‑17B Highway Commercial District zoning
