Building Details

Building Size 7,106 SF

Year Built 1964

Units 12

Listing Agency: Century 21 Geba Realty d***@gmail.com Show Phone

Listed By: Donna M Geba · License #31GE0748279 Show Phone

Source: Elliman

Added: Apr 27 Changed: Aug 8 Last Checked: Aug 10 at 5:48AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Geba Realty

Investment Insights

Based on property information with market context.

This 30+ acre property, consisting of two lots, is located in Barryville, NY, along the Scenic Delaware River. Previously a resort destination, it offers accommodations and area amenities such as hiking, fishing, canoeing, kayaking, and hunting. The property includes a six-room guest house that is undergoing renovations with new insulation, sheetrock, plumbing, and electric work. Additionally, there are five guest cottages, two storage sheds, and a large inground pool. The location, with frontage on State Route 55 and Mail Road, allows for future subdivision or expansion of the resort or other business ventures. It is approximately 30 minutes from commuter trains and buses, and two hours from the George Washington Bridge.

Key Highlights

• 30+ acre property in the heart of Barryville, NY, along the Scenic Delaware River.
• Previously a successful resort destination with existing infrastructure (guest house, cottages, pool).
• Renovations underway in the 6‑room guest house (new insulation, sheetrock, plumbing, electric).

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

$45,567

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

3.14%

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%

$911,340 $911.3K

Cap Rate 7%

$650,957 $651.0K

Cap Rate 9%

$506,300 $506.3K

Market Conditions

NOI Build-Up for 7,106 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

$127.9K $18.00/SF

− Vacancy

−$32.0K −$4.50/SF

EGI

$95.9K $13.50/SF

− OpEx

−$50.4K −$7.09/SF

NOI

$45.6K $6.41/SF

Area

Sullivan County, NY

Vacancy

25.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

52.50%

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%

$911,340

Cap Rate 7%

$650,957

Cap Rate 9%

$506,300

Alternative Uses

Best Use

Hotel Hospitality

$651.0K

$569.6K – $759.5K (±1% cap)

NOI $45,567 @ 7.0% cap · market cap 3.14%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.95M

$1.71M – $2.27M (±1% cap)

NOI $136,435 @ 7.0% cap · market cap 9.41%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Resorts

Suggested Use

Top Pick Electrical Service Auto Repair Shop Grocery & Convenience Store (Bike/Boat/Book/etc) Store Dental Office Pharmacy

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

109

Businesses Nearby

Explore this area Business Placement

Demographics for 12719, NY

1,056

Population

816

Households

1.3

Avg Household Size

52

Median Age

34%

College-Educated

83%

High-School Grad

17.0 sq mi

ZIP Area

62

Density / Sq Mi

$75,487

Median Household Income

$51,250

Median Earnings

$263,500

Median Home Value

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Resort - 30+ acre resort property in Barryville, NY for sale.

Where is this resort located?

The property is located at 25 State Route 55 Barryville, 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: 30+ acre property in the heart of Barryville, NY, along the Scenic Delaware River.; Previously a successful resort destination with existing infrastructure (guest house, cottages, pool).; Renovations underway in the **6‑room guest house** (new insulation, sheetrock, plumbing, electric).