Mixed-Use Property with Recreational
For Sale
$1,495,000
167 Hill Road, Kingston, NY 12401
Commercial Sale, Kingston, NY
Property Size4,280 SF
Lot Size19.60 Acres
Price / SF$349.30
Days on Market140
Property Features for 167 Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU-2
Zoning description
Multiple Uses- Commercial, Residential
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bathroom 1, Bathroom 5, Bathroom 3, Basement, Bathroom 4
Fencing
Chain Link
Basement
Full, Exterior Entry, Unfinished, Storage Space, Interior Entry, Block, Walk-Out Access, Partial, Finished
Appliances
Refrigerator, Range
Lot features
Bluff, Cleared, Few Trees, Gentle Sloping, Level, Rock Outcropping, Steep Slope, Views, Wooded
Elementary school
Chambers K-4
Elementary school district
Kingston Consolidated
Middle school district
Kingston Consolidated
High school district
Kingston Consolidated
Directions
From Kingston, follow Sawkill Road to left on Hill Road. Building and property are on the left.
Subdivision
Kingston, Town
Standard status
Active
APN
300003900300010322000000
Size
4,280 SF
Lot size
19.60 Acres
Taxes and HOA fees
Tax Annual Amount
11578
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Ductless (Heating), Heat Pump (Heating), Propane (Heating), Space Heater, Wall Furnace, Oil
Cooling system
Heat Pump, Zoned, Ductless, Wall/Window Unit(s), Wall Unit(s), Window Unit(s), Electric
Water source
Private, Well
Amenities
skiing
snowboarding
snow tubing
water slides
miniature golf
go-karts
Building Details
Year built
1984
Floors in Building
3
Flooring type
Softwood, Linoleum, Laminate, Concrete, Carpet, Wood
Building materials
Attic/Crawl Hatchway(s) Insulated, Block, Cedar, Fiber Cement, Frame, Wood Siding
Roof type
Asphalt, Shingle
Additional Structures
Guest House
Listing Agency:
Howard Hanna Rand Realty
(845) 338-5252
Listed By:
Rodney Batista · License #10401294303
(845) 300-2480
Added: May 14
Changed: Sep 16
Last Checked: Sep 30 at 10:06AM
MLS# 20262403
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.
Investment Insights
Based on property information with market context.
This 19.6-acre mixed-use commercial property includes two buildings and 4,280 square feet of property improvements. The site formerly operated as the Sawkill Family Ski Center and includes recreational features associated with skiing, snowboarding, snow tubing, water slides, miniature golf, go-karts, and concession sales. The property has not been active for several years.
MU-2 zoning permits residential and commercial uses. Building systems and site features include well water, private septic service, asphalt shingle roofing, chain-link fencing, and a mix of heat pump, propane, oil, ductless, and wall-furnace heating systems. The property is located at 167 Hill Road in Kingston, New York, less than 10 minutes from the Thruway and Rhinecliff Bridge.
MU-2 zoning permits residential and commercial uses. Building systems and site features include well water, private septic service, asphalt shingle roofing, chain-link fencing, and a mix of heat pump, propane, oil, ductless, and wall-furnace heating systems. The property is located at 167 Hill Road in Kingston, New York, less than 10 minutes from the Thruway and Rhinecliff Bridge.
Key Highlights
- 19.6‑acre mixed‑use commercial property in Kingston, NY
- 4,280 square feet of property improvements across two buildings
- MU‑2 zoning supports residential and commercial uses
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
$45,261
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
3.03%
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%
$905,220
$905.2K
Cap Rate 7%
$646,586
$646.6K
Cap Rate 9%
$502,900
$502.9K
Market Conditions
NOI Build-Up for 4,280 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
$77.0K $18.00/SF
− Vacancy
−$4.6K −$1.08/SF
EGI
$72.4K $16.92/SF
− OpEx
−$27.2K −$6.34/SF
NOI
$45.3K $10.58/SF
Area
Ulster County, NY
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$905,220
Cap Rate 7%
$646,586
Cap Rate 9%
$502,900
Alternative Uses
Best Use
Mixed Use
$646.6K
$565.8K – $754.4K
NOI $45,261 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$40.03M
$35.02M – $46.70M
NOI $2,801,788 @ 7.0% cap · market cap 187.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 12401, NY
35,493
Population
16,914
Households
2.1
Avg Household Size
42
Median Age
32%
College-Educated
89%
High-School Grad
58.9 sq mi
ZIP Area
603
Density / Sq Mi
$67,426
Median Household Income
$42,503
Median Earnings
$1,300
Median Rent
$285,700
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building commercial property with MU-2 zoning and a range of documented recreational improvements.
Where is this mixed-use property located?
The property is located at 167 Hill Road Kingston, NY.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 19.6‑acre mixed‑use commercial property in Kingston, NY; 4,280 square feet of property improvements across two buildings; MU‑2 zoning supports residential and commercial uses
