Resort Property with Guest
For Sale
$1,450,000
25 State Route 55, Barryville, NY 12719
Mixed-zoning hospitality property with multiple lodging structures, recreational amenities, and frontage on two public roads.
Property Size7,106 SF
Days on Market239
Property Features for 25 State Route 55
General Information
Standard status
Active
Size
7,106 SF
Total Parking Spaces
24
Property subtype
Commercial
Zoning
Mixed
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$10,515
Amenities
large inground pool
Building Details
Building Size
7,106 SF
Year Built
1964
Buildings
8
Units
12
Listing Agency:
Century 21 Geba Realty
(845) 856-6629
Listed By:
Donna M Geba · License #31GE0748279
(845) 856-6629
Source:
Alexandermadisonhomes
Added: Jan 3
Changed: Aug 27
Last Checked: Aug 28 at 11:32AM
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 resort property spans 30+ acres across two lots and includes a six-room guest house undergoing renovation. Current work includes new insulation, sheetrock, plumbing, and electrical systems. The property also features five guest cottages, two storage sheds, and a large inground pool. Zoning is Mixed.
Frontage is provided along State Route 55 and Mail Road in Barryville, NY. The surrounding area offers access to hiking, fishing, canoeing, kayaking, hunting, lakes, and streams. The property is approximately 30 minutes from commuter trains and buses and about two hours from the George Washington Bridge.
Built in 1964, the property previously operated as a resort destination serving guests from the New York, New Jersey, and Pennsylvania metropolitan areas.
Frontage is provided along State Route 55 and Mail Road in Barryville, NY. The surrounding area offers access to hiking, fishing, canoeing, kayaking, hunting, lakes, and streams. The property is approximately 30 minutes from commuter trains and buses and about two hours from the George Washington Bridge.
Built in 1964, the property previously operated as a resort destination serving guests from the New York, New Jersey, and Pennsylvania metropolitan areas.
Key Highlights
- 30+ acres across 2 lots
- 6‑room guest house undergoing renovation
- 5 guest cottages included
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
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
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
Lease Details
Yes
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Resort - Mixed-zoning hospitality property with multiple lodging structures, recreational amenities, and frontage on two public roads.
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+ acres across 2 lots; 6‑room guest house undergoing renovation; 5 guest cottages included
