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    Medical/Professional Office in Barryville, NY Title is generated by Realmo AI

    3452 State Route 97, Barryville, NY 12719

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    For Sale
    $399,000

    Established medical office in Sullivan Catskills with high visibility.

    Type:Commercial/Industrial
    Property size:
    3,600 SF
    Lot size:
    0.66 Acres
    Price / SF:
    $110/SF
    Added:
    Mar 12, 2026
    Days on Market:
    72
    Last Refresh:
    Apr 5 at 9:09 pm

    Property Features for 3452 State Route 97

    General Information

    Standard status
    Active
    Size
    3,600 SF
    Lot size
    0.66 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1990

    We can help!

    Listing Contact
    Caroline Akt

    Listing agent Caroline Akt License #10491210326

    Listing office Caroline Akt Realty LLC

    Listing date Mar 12, 2026

    Source Exitrealty

    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 Caroline Akt Realty LLC

    HighLights

    • Established medical office location with decades of history and recent vacancy creates immediate opportunity.
    • High visibility location on State Route 97 in Barryville, NY.
    • Large finished basement suitable for physical therapy with existing commercial‑grade exercise equipment.
    • Turnkey medical office layout includes waiting room, reception area, 4 exam rooms, and 3 offices.
    • Includes multiple bathrooms (waiting room, offices).
    • Built in 1990.

    Overview

    This medical/professional office presents a significant opportunity for professionals in the medical field, attorneys, accounting firms, and similar ventures. Situated in the active town of Barryville, New York, within the Sullivan Catskills region, the property benefits from high visibility on State Route 97, a scenic byway. The established medical office, which has operated for decades and was most recently occupied by Middletown Medical until recently, served a large community and now presents an opportunity to fill a void in local healthcare. The layout is suited for medical practices, potentially including physical therapy, with a large finished basement equipped with commercial-grade exercise equipment. The upstairs area includes a waiting room with a bathroom, a reception desk and area, four exam rooms, and three large offices with a bathroom. Additionally, there is a large finished basement with exercise rooms and a staff lunchroom. The property size is approximately 3600 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Medical Office Space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Auto Repair Shop Hair Salon Pharmacy Gym & Fitness Center Hotel & Motel Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Barryville
    County
    Sullivan
    State
    New York
    Longitude
    -74.9194
    Latitude
    41.4789

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    • $1,800,000

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    FAQs

    What type of property is this?
    Medical Office Space - Established medical office in Sullivan Catskills with high visibility.
    Where is this medical office space located?
    The property is located at 3452 State Route 97 Barryville, NY.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: Established medical office location with decades of history and recent vacancy creates immediate opportunity.; High visibility location on State Route 97 in Barryville, NY.; Large finished basement suitable for physical therapy with existing commercial‑grade exercise equipment.
    (845) 250-4356
    We can help!
    Listing Contact
    Caroline Akt
    Real Estate License ID: 10491210326
    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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