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    Three-Family Residential Income Property Title is generated by Realmo AI

    15 Pearl Street, Livingston Manor, NY 12758

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    For Sale
    $294,500

    MULTI_FAMILY - Livingston Manor, NY

    Lot size:
    0.19 Acres
    Added:
    Jan 5, 2024
    Days on Market:
    880
    Last Refresh:
    Jun 3 at 3:06 pm

    Property Features for 15 Pearl Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 3, Basement, Bedroom 4
    Parking
    2
    Parking features
    Off Street, Driveway
    Basement
    Crawl Space
    Standard status
    Active
    APN
    4400-046-0-0001-026-000
    Lot size
    0.19 Acres

    Taxes and HOA fees

    Tax Year
    2021
    Tax Annual Amount
    5175

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Hot Water(Heating), Oil, Radiant
    Water source
    Public

    Building Details

    Year built
    1930
    Floors in Building
    2
    Number of units
    3
    Building materials
    Aluminum Siding, Vinyl Siding

    We can help!

    Listing Contact
    Maxine H Schulte
    Maxine H Schulte

    Listing agent Maxine H Schulte License #10491205538

    Listing office The Maxx Group LLC 462 Twin Bridge Rd, Ferndale, NY

    Listing date Jan 5, 2024

    MLS# H6283476 Listing URL

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Three‑family property with a 2‑bedroom apartment on the first floor and two additional 1‑bedroom apartments
    • Detached 2‑car garage plus off‑street parking and a driveway
    • Built in 1930 with aluminum and vinyl siding
    • Utilities: public water and public sewer
    • Heating includes oil hot water heat and radiant heating

    Overview

    This three-family residential income property offers a practical, owner-friendly layout with three separate apartments. The first-floor unit features two bedrooms, while the two additional units are one-bedroom apartments. The building includes a detached two-car garage, providing convenient off-street parking for tenants and day-to-day use by an owner or operator. Heating is provided by above-ground oil, supporting year-round residential functionality.

    Located in the Livingston Manor area of Sullivan County, the property also includes an additional lot for sale to the left of the house. The listing notes that restaurants and shops are close by, which can help support tenant appeal and everyday convenience.

    For investors or owner-operators seeking steady residential income, the unit mix creates flexibility across different tenant needs, with a larger first-floor option alongside two one-bedroom units. The presence of the detached garage and the added lot may provide opportunities to enhance value over time, subject to applicable requirements and permitting. This is a straightforward income-producing asset in a market described as highly desired and up-and-coming.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Auto Parts Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Livingston Manor
    County
    Sullivan
    State
    New York
    Longitude
    -74.826917
    Latitude
    41.900226

    Nearby Similar for Sale

    • $465,000

      Renovated Multifamily Property in Catskills

      Turnkey 4-unit property in Livingston Manor, NY. Creek-front.
      120 Main Street, Livingston Manor, NY 12758
      View Details
    • $1,500,000
      6,040 SF

      Iconic Catskills Mixed-Use Building

      Renovated mixed-use building with retail and residential units.
      34 Main Street, Livingston Manor, NY 12758
      View Details

    FAQs

    What type of property is this?
    Triplex - Well-configured three-unit building with a detached two-car garage and an additional lot offering expansion potential.
    Where is this triplex located?
    The property is located at 15 Pearl Street Livingston Manor, NY.
    What is the asking price?
    The asking price for this property is $294,500.
    What are key features of this property?
    This property features: Three‑family property with a 2‑bedroom apartment on the first floor and two additional 1‑bedroom apartments; Detached 2‑car garage plus off‑street parking and a driveway; Built in 1930 with aluminum and vinyl siding
    (845) 866-4673
    We can help!
    Listing Contact
    Maxine H Schulte
    Maxine H Schulte
    Real Estate License ID: 10491205538
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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
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