Lake-View
New
For Sale
$599,888
3568 STATE ROUTE 55, Bethel, NY 12786
MULTI_FAMILY - Bethel, NY
Property Size2,728 SF
Lot Size1.50 Acres
Price / SF$219.90
Days on Market5
Property Features for 3568 STATE ROUTE 55
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 1, Bathroom 1, Bathroom 4, Bathroom 3, Bedroom 2, Bedroom 4, Basement, Bedroom 3, Bedroom 5
Parking
12
Parking features
Oversize, Parking Lot, Driveway
Window features
ENERGY STAR Qualified WIndows
Fireplace
1
Basement
Full
Elementary school
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Middle school
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High school
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Elementary school district
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Middle school district
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High school district
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Standard status
Active
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
1025
Tax Annual Amount
1437
Utilities
Sewer type
Public Sewer
Heating system
Energy Star Qualified Equipment (Heating)
Cooling system
ENERGY STAR Qualified Equipment
Water source
Public
Amenities
fireplace
washer/dryer in unit
lake views
off-street parking
Building Details
Year built
1950
Number of units
3
Flooring type
Tile - Ceramic, Hardwood
Building materials
Frame
Listing Agency:
Lombardo Homes & Estates
(516) 200-6448
Listed By:
Joseph V. Lombardo CBR · License #10311204851
(516) 200-6448
Added: Aug 5
Changed: Aug 6
Last Checked: Aug 9 at 6:06AM
MLS# 1035258
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.
Investment Insights
Based on property information with market context.
This 2,728-square-foot triplex is arranged as three apartments with a combined five bedrooms and four bathrooms. The property occupies approximately 1.5 acres with both cleared and wooded areas, and interiors feature hardwood, ceramic tile, and laminate flooring. Each apartment has its own washer and dryer, while the building includes an unfinished basement, off-street parking, and a fireplace in one apartment. Public water and public sewer serve the property, which was built in 1950 with frame construction.
The property has lake views and is situated in downtown Kauneonga Lake, within walking distance of restaurants, shops, and a community park. Bethel Woods Center for the Arts is approximately 3 miles away. One first-floor one-bedroom apartment is vacant, while the other one-bedroom and three-bedroom apartments are occupied. Three separate electric meters and three separate burners support the apartment configuration.
The property has lake views and is situated in downtown Kauneonga Lake, within walking distance of restaurants, shops, and a community park. Bethel Woods Center for the Arts is approximately 3 miles away. One first-floor one-bedroom apartment is vacant, while the other one-bedroom and three-bedroom apartments are occupied. Three separate electric meters and three separate burners support the apartment configuration.
Key Highlights
- 2,728 SF triplex with 5 bedrooms and 4 bathrooms
- Three apartments on approximately 1.5 acres
- Three separate electric meters and 3 separate burners
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
$21,749
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
3.63%
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%
$434,980
$435.0K
Cap Rate 7%
$310,700
$310.7K
Cap Rate 9%
$241,656
$241.7K
Market Conditions
NOI Build-Up for 2,728 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
$35.0K $12.84/SF
− Vacancy
−$4.0K −$1.45/SF
EGI
$31.1K $11.39/SF
− OpEx
−$9.3K −$3.42/SF
NOI
$21.7K $7.97/SF
Area
Sullivan County, NY
Vacancy
11.30%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$434,980
Cap Rate 7%
$310,700
Cap Rate 9%
$241,656
Alternative Uses
Best Use
Multifamily LT 5
$310.7K
$271.9K – $362.5K
NOI $21,749 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$297.5K
$260.3K – $347.1K
NOI $20,826 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$748.3K
$654.7K – $873.0K
NOI $52,378 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 12786, NY
711
Population
926
Households
0.8
Avg Household Size
53
Median Age
42%
College-Educated
91%
High-School Grad
17.2 sq mi
ZIP Area
41
Density / Sq Mi
$80,568
Median Household Income
$80,493
Median Earnings
$167,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-apartment property with separate utility metering, off-street parking, and access to nearby shops, restaurants, and a community park.
Where is this triplex located?
The property is located at 3568 STATE ROUTE 55 Bethel, NY.
What is the asking price?
The asking price for this property is $599,888.
What are key features of this property?
This property features: 2,728 SF triplex with 5 bedrooms and 4 bathrooms; Three apartments on approximately 1.5 acres; Three separate electric meters and 3 separate burners
