Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Iconic Entertainment and Hospitality Campus Title is generated by Realmo AI

    279-297 Tinker Street, Woodstock, NY 12498

    View on Map
    Claim this Listing
    For Sale
    $7,995,000

    Income-producing entertainment and hospitality campus in Woodstock, NY.

    Type:Commercial
    Property size:
    38,000 SF
    Lot size:
    14.30 Acres
    Price / SF:
    $210/SF
    Added:
    Jan 22, 2026
    Days on Market:
    133
    Last Refresh:
    Apr 5 at 8:17 pm

    Property Features for 279-297 Tinker Street

    General Information

    Standard status
    Active
    Size
    38,000 SF
    Lot size
    14.30 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    THOMAS COLLINS
    THOMAS COLLINS

    Listing agent THOMAS COLLINS License ##10491205234

    Listing office SVN DEEGAN-COLLINS COMMERCIAL

    Listing date Jan 22, 2026

    Source Corcoran

    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 SVN DEEGAN-COLLINS COMMERCIAL

    HighLights

    • Iconic entertainment and hospitality campus with diversified revenue streams (theater, restaurants, retail, events).
    • Significant music history and cultural appeal, originally developed by Albert Grossman (manager of Bob Dylan, Janis Joplin, The Band).
    • Strong income‑producing property with existing tenants and upside potential through event‑based revenue.
    • Approved for up to five large‑scale festivals annually, plus unlimited weddings and private events.
    • Serene and accessible location minutes from downtown Woodstock and two hours from New York City.
    • Existing infrastructure, branding, and layout support scalable programming and multiple investment strategies.

    Overview

    Bearsville Center presents a unique opportunity to acquire an iconic, income-producing entertainment and hospitality campus located in Woodstock, NY. This property features the Bearsville Theater, along with several historic commercial buildings, restaurants, retail and gallery spaces, parkland, and event facilities. The integrated destination offers cultural appeal and diversified revenue streams. Originally developed by Albert Grossman, manager of Bob Dylan, Janis Joplin, and The Band, the campus has significant music history and continues to host nationally and regionally recognized performers. The setting is accessible, located minutes from downtown Woodstock and approximately two hours from New York City, attracting year-round tourism, second-home owners, and regional visitors. The property generates ongoing rental income from food and beverage and retail tenants, and offers upside through event-based revenue. Approvals allow up to five large-scale festivals annually with no cap on weddings or private events. The existing infrastructure, branding, and physical layout support scalable programming and multiple operator or investment strategies. The property size is 38000 square feet.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $684.0k $18.00
    − Vacancy −$28.7k −$0.76
    EGI $655.3k $17.24
    − OpEx −$163.8k −$4.31
    NOI $491.5k $12.93
    38,000 SF · lease $18.00/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $7.02M
    $6.14M – $8.19M (±1% cap)
    NOI $491,454 @ 7.0% cap · market cap 6.15%
    Second Best
    Retail
    $6.46M
    $5.66M – $7.54M (±1% cap)
    NOI $452,466 @ 7.0% cap · market cap 5.66%
    Theoretical Best
    Multifamily LT 5
    $355.37M
    $310.95M – $414.59M (±1% cap)
    NOI $24,875,690 @ 7.0% cap · market cap 311.14%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Theaters & concert halls

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Auto Repair Shop Gym & Fitness Center Skin Care Clinic Kitchen & Bath Showroom Food Market Grocery & Convenience Store Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Woodstock
    County
    Ulster
    State
    New York
    Longitude
    -74.1517
    Latitude
    42.0401

    Nearby Similar for Sale

    • $1,995,000
      4,331 SF

      Woodstock Cottages: Investment Opportunity

      Five unique cottages on six wooded acres near Woodstock Village.
      2465 Glasco Turnpike, Woodstock, NY 12498
      View Details
    • $1,850,000
      7,680 SF

      Turn-Key Woodstock Investment Opportunity

      Mixed-use property with stable tenants and recent high-end renovations.
      1 Overlook Drive, Woodstock, NY 12498
      View Details
    • $590,000
      1,321 SF

      Woodstock Retail/Wellness Investment Opportunity

      High-visibility Woodstock commercial property with existing tenant and wellness features.
      104 Mill Hill Road, Woodstock, Woodstock, NY 12498
      View Details
    • $1,575,000
      2,364 SF

      Modern Restaurant Property in Woodstock

      Architecturally distinctive restaurant near Woodstock and Bearsville Theater complex.
      261 Tinker Street, Woodstock, NY 12498
      View Details
    • $4,000,000
      1,742 SF

      Woodstock Investment Opportunity

      Prime commercial location with high visibility and traffic.
      43-45 Mill Hill Road, Woodstock, NY 12498
      View Details
    • $3,900,000
      8,325 SF

      Turnkey Woodstock Mixed-Use Investment

      High-income mixed-use building in the heart of Woodstock, NY.
      5-9 Rock City Road, Woodstock, NY 12498
      View Details
    • $2,295,000

      Woodstock Cottages Investment Opportunity

      Five unique cottages on six wooded acres near Woodstock.
      2465 Glasco Turnpike, Woodstock, NY 12498
      View Details
    • $1,800,000
      4,659 SF

      Woodstock Hotel and Restaurant Opportunity

      Fully equipped restaurant and hotel in the heart of Woodstock.
      17 Mill Hill Road, Woodstock, NY 12498
      View Details
    • $2,500,000

      Woodstock Cabins with Rental Freedom

      Five renovated cabins on 6 acres with proven rental income.
      2465 Glasco Turnpike, Woodstock, NY 12498
      View Details
    • $2,700,000
      6,800 SF

      Iconic Woodstock Hotel For Sale

      Mixed-use property with hotel, residential, and retail spaces.
      5 Rock City Road, Woodstock, NY 12498
      View Details

    FAQs

    What type of property is this?
    Theater & concert hall - Income-producing entertainment and hospitality campus in Woodstock, NY.
    Where is this theater & concert hall located?
    The property is located at 279-297 Tinker Street Woodstock, NY.
    What is the asking price?
    The asking price for this property is $7,995,000.
    What are key features of this property?
    This property features: Iconic entertainment and hospitality campus with diversified revenue streams (theater, restaurants, retail, events).; Significant music history and cultural appeal, originally developed by Albert Grossman (manager of Bob Dylan, Janis Joplin, The Band).; Strong income‑producing property with existing tenants and upside potential through event‑based revenue.
    (845) 339-9100
    We can help!
    Listing Contact
    THOMAS COLLINS
    THOMAS COLLINS
    Real Estate License ID: #10491205234
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    279-297 Tinker Street, Woodstock, NY 12498
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!