Renovated Brewery and Event
22 Cottage Street, Middletown, NY 10940
For Sale
$2,575,000
Commercial Sale, Middletown, NY
Property Size24,000 SF
Lot Size0.83 Acres
Price / SF$107.29
Days on Market440
Property Features for 22 Cottage Street
General Information
Property type
Property subtype
Rooms
Basement
Standard status
APN
Lot size
Taxes and HOA fees
Tax Year
Tax Annual Amount
Utilities
Sewer type
Heating system
Cooling system
Water source
Amenities
beer garden
axe-throwing venue
banquet room
Building Details
Number of units
Building materials
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Chris Scibelli · License NY #10491200206
(845) 494-3749
Added: Aug 28, 2025
Changed: Oct 5
Last Checked: Nov 10 at 9:06PM
MLS# 906495
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.
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Investment Insights
Based on property information with market context.
This brewery property occupies a renovated 19th-century hacksaw factory and combines production, dining, entertainment, and event facilities. The approximately 24,000-square-foot interior includes a primary taproom, banquet room, and separate entertainment area, while five residential apartments incorporate the building’s industrial design. An onsite axe-throwing facility and full food service support the property’s varied operating components.
Outdoor amenities include a 7,500-square-foot area with a stone facade and red-brick patio for seasonal dining, drinking, private parties, and entertainment. The property also offers public parking and has hosted live music, DJ nights, trivia, weddings, corporate gatherings, and other private events. The building is served by natural gas heat, central air, public water, and public sewer. Bookings extend into 2026, according to the property information.
Outdoor amenities include a 7,500-square-foot area with a stone facade and red-brick patio for seasonal dining, drinking, private parties, and entertainment. The property also offers public parking and has hosted live music, DJ nights, trivia, weddings, corporate gatherings, and other private events. The building is served by natural gas heat, central air, public water, and public sewer. Bookings extend into 2026, according to the property information.
Key Highlights
- 24,000‑square‑foot brewery, dining, entertainment, and event property
- Renovated 19th‑century hacksaw factory with block, brick, and frame construction
- Five residential apartments integrated into the building
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$208,980
Cap Rate
8.12%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,179,600
$4.2M
Cap Rate 7%
$2,985,429
$3.0M
Cap Rate 9%
$2,322,000
$2.3M
Market Conditions
NOI Build-Up for 24,000 SF
Gross rent
$388.8K $16.20/SF
− Vacancy
−$54.4K −$2.27/SF
EGI
$334.4K $13.93/SF
− OpEx
−$125.4K −$5.22/SF
NOI
$209.0K $8.71/SF
Area
Orange County, NY
Vacancy
14.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,179,600
Cap Rate 7%
$2,985,429
Cap Rate 9%
$2,322,000
Alternative Uses
Best Use
Mixed Use
$2.99M
$2.61M – $3.48M
NOI $208,980 @ 7.0% cap · market cap 8.12%
Second Best
Specialty Retail
$2.98M
$2.61M – $3.48M
NOI $208,656 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$8.13M
$7.11M – $9.48M
NOI $568,996 @ 7.0% cap · market cap 22.10%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
See the owner, sales and loan history
Open Analytics
Current Use
Lease Details
5
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,550
Businesses Nearby
Explore this area
Business Placement
Demographics for 10940, NY
52,803
Population
19,930
Households
2.6
Avg Household Size
39
Median Age
24%
College-Educated
86%
High-School Grad
63.1 sq mi
ZIP Area
837
Density / Sq Mi
$87,198
Median Household Income
$46,435
Median Earnings
$1,600
Median Rent
$301,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
Frequently Asked Questions
What type of property is this?
Brewery - Multi-area brewery property with residential apartments, event facilities, and outdoor entertaining space.
Where is this brewery located?
The property is located at 22 Cottage Street Middletown, NY.
What is the asking price?
The asking price for this property is $2,575,000.
What are key features of this property?
This property features: 24,000‑square‑foot brewery, dining, entertainment, and event property; Renovated 19th‑century hacksaw factory with block, brick, and frame construction; Five residential apartments integrated into the building
