Land with Workshop and
For Sale
$329,900
153 Shore Road, White Sulphur Springs, NY 12787
Land, White Sulphur Spring, NY
Property Size1,200 SF
Lot Size27.18 Acres
Price / SF$274.92
Days on Market106
Property Features for 153 Shore Road
General Information
Property type
Land
Property subtype
Other
Zoning
AC
Lot features
Cleared, Irregular Lot, Level, Private, Sloped, Upland, Wooded
Elementary school
Liberty Elementary School
Middle school
Liberty Middle School
High school
Liberty High School
Elementary school district
Liberty
Middle school district
Liberty
High school district
Liberty
Standard status
Active
APN
3689-039-0-0001-004-002
Lot size
27.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3516
Utilities
Sewer type
Septic Tank
Listing Agency:
Malek Properties
(845) 583-6333
Listed By:
Carol Malek · License #31MA1121533
(845) 798-2300
Added: May 7
Changed: Aug 20
Last Checked: Aug 20 at 3:06PM
MLS# 996540
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.
Investment Insights
Based on property information with market context.
This offering is a 27.18-acre parcel in White Sulphur Springs, NY, zoned AC. The property includes a workshop of approximately 1,200+ square feet that has been used for many years as a woodworking manufacturing shop, with tools used for woodworking and picture frame manufacturing and inventory of hundreds of feet of wood molding. The workshop is served by three-phase electric and has an oil/kerosene forced warm air heating system. Also on site are a shallow well and a small septic system for convenience.
The property sits on two sides of the road, which may allow for an easy subdivision if desired, subject to town approval. The portion of the property where the workshop is located previously had a mobile home that has been removed, and that area could be used again as a possible homesite. Approximately 20+ acres on the other side of the road would be suitable for building a home or for recreational use, including hunting and hiking.
The property is described as having central access near the hamlet business district of White Sulphur Springs, the Village of Liberty, Route 17 access, and Bethel Woods Center for the Arts, with nearby lakes and access to the Western Sullivan County Catskills.
The property sits on two sides of the road, which may allow for an easy subdivision if desired, subject to town approval. The portion of the property where the workshop is located previously had a mobile home that has been removed, and that area could be used again as a possible homesite. Approximately 20+ acres on the other side of the road would be suitable for building a home or for recreational use, including hunting and hiking.
The property is described as having central access near the hamlet business district of White Sulphur Springs, the Village of Liberty, Route 17 access, and Bethel Woods Center for the Arts, with nearby lakes and access to the Western Sullivan County Catskills.
Key Highlights
- 27+ acre property with subdivision potential (subject to town approval).
- 1200+\/- sq ft workshop with three‑phase electric.
- Includes woodworking tools, picture frame manufacturing equipment, and wood molding inventory.
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
$10,052
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
3.05%
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%
$201,040
$201.0K
Cap Rate 7%
$143,600
$143.6K
Cap Rate 9%
$111,689
$111.7K
Market Conditions
NOI Build-Up for 1,200 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
$15.4K $12.84/SF
− Vacancy
−$1.0K −$0.87/SF
EGI
$14.4K $11.97/SF
− OpEx
−$4.3K −$3.59/SF
NOI
$10.1K $8.38/SF
Area
Sullivan County, NY
Vacancy
6.80%
Lease Rate
$12.84 /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%
$201,040
Cap Rate 7%
$143,600
Cap Rate 9%
$111,689
Alternative Uses
Best Use
Industrial
$143.6K
$125.7K – $167.5K
NOI $10,052 @ 7.0% cap · market cap 3.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$329.1K
$288.0K – $384.0K
NOI $23,040 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 12787, NY
259
Population
79
Households
3.3
Avg Household Size
54
Median Age
12%
College-Educated
100%
High-School Grad
2.5 sq mi
ZIP Area
104
Density / Sq Mi
$57,958
Median Household Income
$30,580
Median Earnings
$529,200
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - A 27+ acre parcel with a long-used woodworking workshop, three-phase electric, and on-site well and septic.
Where is this manufacturing property located?
The property is located at 153 Shore Road White Sulphur Springs, NY.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: 27+ acre property with subdivision potential (subject to town approval).; 1200+\/- sq ft workshop with **three‑phase electric**.; Includes woodworking tools, picture frame manufacturing equipment, and wood molding inventory.
