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    Prattsville Townhouses with Mountain Views Title is generated by Realmo AI

    15023 Route 23, Prattsville, NY 12468

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    Claim this Listing
    For Sale
    $1,450,000

    COMMERCIAL - Prattsville, NY

    Property size:
    6,280 SF
    Lot size:
    1.92 Acres
    Price / SF:
    $230/SF
    Added:
    Aug 19, 2023
    Days on Market:
    1002
    Last Refresh:
    May 16 at 7:06 pm

    Property Features for 15023 Route 23

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    01
    Bathrooms
    12
    Rooms
    Bathroom 5, Bathroom 7, Bathroom 9, Bathroom 2, Bathroom 12, Bathroom 8, Bathroom 10, Bathroom 1, Bathroom 6, Bathroom 3, Bathroom 4, Bathroom 11
    Appliances
    Water Heater, Refrigerator, Range, Dishwasher
    Standard status
    Active
    APN
    74-1-45
    Size
    6,280 SF
    Lot size
    1.92 Acres

    Taxes and HOA fees

    Tax Description
    210 Single Family Residences and 312 Vacant Land
    Tax Annual Amount
    28716

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Propane (Heating), Forced Air
    Water source
    Well

    Building Details

    Year built
    2016
    Floors in Building
    2
    Flooring type
    Carpet, Tile
    Building materials
    Asphalt, Frame
    Roof type
    Shingle, Asphalt

    We can help!

    Listing Contact
    Theodore Banta III
    Theodore Banta III

    Listing agent Theodore Banta III License #10311206649

    Listing office RVW Select Properties 7 W Moorehouse Rd, CAIRO, NY

    Listing date Aug 19, 2023

    MLS# 150383

    Copyright © 2026 Hudson Valley Catskill Region 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

    • Six townhouses approved for individual sale through existing HOA
    • Income‑generating property currently used as term rentals
    • Mountain views in a desirable Prattsville setting
    • Proximity to Windham and Hunter Ski Mountains, Schoharie Reservoir, and Prattsville
    • Includes 1.92 acres with potential to purchase an adjacent 6.68‑acre parcel with a creek
    • Each townhouse has separate utilities, 2 bedrooms, and 1 1/2 baths

    Overview

    Located in Prattsville, New York, this property features six townhouses situated on 1.92 acres, offering mountain views. Currently utilized as term rentals, the property includes an adjacent 6.68-acre parcel with Johnson Hollow Brook. The six townhouses total 6,280 square feet. Corner units measure 1,200 square feet each, while middle units offer 970 square feet. In total, there are 12 bedrooms, 6 full baths, and 6 half baths. Each townhouse contains 2 bedrooms and 1.5 baths. Utilities are separately metered for each unit. Approved by the Attorney General as individual townhouse units, they may be sold off separately through the existing HOA. Property features include a paved driveway, paved parking lot, fenced trash area, back decks, and yard space for tenants. The location provides proximity to area destinations and amenities, being 15 minutes from Windham Ski Mountain, 20 minutes from Hunter Ski Mountain, 5 minutes from the Schoharie Reservoir, and 2 minutes from the Village of Prattsville. The sale includes seven parcels with tax map numbers 74-1-39, 40, 41, 42, 43, 44, and 45. The adjacent 6.68-acre land parcel is tax map # 113.-1-26.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Auto Repair Shop Department Store Hotel & Motel Accounting Firm Grocery & Convenience Store Bar & Pub Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Prattsville
    County
    Greene
    State
    New York
    Longitude
    -74.444047
    Latitude
    42.327468

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    FAQs

    What type of property is this?
    Apartment building - Six townhouses on 1.92 acres near ski resorts.
    Where is this apartment building located?
    The property is located at 15023 Route 23 Prattsville, NY.
    What is the asking price?
    The asking price for this property is $1,450,000.
    What are key features of this property?
    This property features: Six townhouses approved for individual sale through existing HOA; Income‑generating property currently used as term rentals; Mountain views in a desirable Prattsville setting
    (518) 466-1219
    We can help!
    Listing Contact
    Theodore Banta III
    Theodore Banta III
    Real Estate License ID: 10311206649
    Learn More
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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.

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