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    Catskills Multi-Family Investment Opportunity Title is generated by Realmo AI

    190 Grandview Apts Rd, Grand Gorge, NY 12434

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    For Sale
    $1,250,000

    Multi-Unit (5+) - Grand Gorge, NY

    Property size:
    11,704 SF
    Lot size:
    3.50 Acres
    Price / SF:
    $106/SF
    Added:
    May 1, 2026
    Days on Market:
    13
    Last Refresh:
    May 13 at 6:06 am

    Property Features for 190 Grandview Apts Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Basement, Kitchen
    Parking features
    Garage
    Basement Y/N
    1
    Standard status
    Active
    APN
    124800-092.001-0001-004.000
    Size
    11,704 SF
    Lot size
    3.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Year built
    1980
    Year renovated
    1980
    Architectural style
    Other

    We can help!

    Listing Contact
    Susan Miller

    Listing agent Susan Miller

    Listing office WINDSTAR REALTY GROUP LLC 5338 STATE RTE 23, WINDHAM, NY

    Listing date May 1, 2026

    MLS# 11737773 Listing URL

    Copyright © 2026 My State 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

    • Turnkey 12‑unit multi‑family building with strong rental income potential.
    • Low‑maintenance brick exterior and newer roof minimize capital expenditures.
    • Large 3.5‑acre lot offers space, privacy, and potential for expansion or amenities.
    • All units are a desirable 2‑bedroom, 1‑bathroom layout.
    • Convenient location near major highways, ski resorts, and employment centers.
    • Ample off‑street parking for 20+ vehicles.

    Overview

    Located in Grand Gorge, NY, this multi-family property features an 11,704 sq. ft. brick apartment building on a 3.5-acre lot. The property includes 12 units, each with a 2-bedroom, 1-bathroom configuration. A newer roof is in place. The property is fully connected to municipal water and sewer. A parking lot accommodates over 20 vehicles. The 3.5-acre parcel offers potential for outdoor tenant amenities, green space, or future site expansion, subject to local zoning. Situated minutes from the crossroads of 2 state highways, this property serves as a central hub between the high-demand ski markets of Windham and Hunter and the growing employment centers in Oneonta and Delhi. The property offers over 11,000 square feet of rentable space and a simplified management profile thanks to the uniform unit layouts. The property is suitable for a steady buy-and-hold income stream or a value-add play through cosmetic interior updates.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Nail Salon Food Market Auto Repair Shop Hair Salon Bar & Pub Grocery & Convenience Store Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Grand Gorge
    County
    Delaware
    State
    New York
    Longitude
    -74.492054
    Latitude
    42.364715

    Nearby Similar for Sale

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    • $399,000
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      Grand Gorge Automotive and Residential

      Versatile property with automotive bays, residential space, and recreational access.
      60095 State Highway 30, Grand Gorge, NY 12474
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    • $595,000
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      Restaurant Opportunity in Grand Gorge

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    FAQs

    What type of property is this?
    Apartment building - Turnkey 12-unit apartment building on 3.5 acres in Grand Gorge.
    Where is this apartment building located?
    The property is located at 190 Grandview Apts Rd Grand Gorge, NY.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: Turnkey 12‑unit multi‑family building with strong rental income potential.; Low‑maintenance brick exterior and newer roof minimize capital expenditures.; Large 3.5‑acre lot offers space, privacy, and potential for expansion or amenities.
    (518) 898-4660
    We can help!
    Listing Contact
    Susan Miller
    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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