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    400 Game Farm Rd Catskill, NY 12414

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    For Sale
    $2,995,000

    193-acre property with inn, buildings, and recreational opportunities.

    Property size:
    9,600 SF
    Lot size:
    193.00 Acres

    Property Features for 400 Game Farm Rd

    General Information

    Standard status
    Active
    Size
    9,600 SF
    Lot size
    193.00 Acres

    Building Details

    Year built
    2019

    We can help!

    Listing Contact
    Theodore Banta Iii
    Source: Corcoran

    Listing Agency: RVW SELECT PROPERTIES Listing Agent: Theodore Banta Iii

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Former Catskill Game Farm Inn

    This property, formerly the Old Catskill Game Farm, spans over 193 acres. It features the Long Neck Inn, a boutique hotel completed in 2019, offering 6 guest suites and 6.5 baths, a chef's kitchen, game room, coffee station, and a private hot tub and sauna. The property includes over 100 buildings and 3.5 miles of internal paved roadways. Key assets include the Former Rhino House, a 12,000 sq. ft. structure, and a 12,000 sq. ft. storage building. The property has 3-phase electric with 100+ power poles, 252,000 sq. ft. of paved parking, a 14-stable horse barn with 16 outdoor pens/run-ins, and 52 fenced areas, along with 3 to 4 glamping sites. The location connects to 20+ miles of mountain biking and hiking trails, waterfalls, streams, and swimming holes, with views of Blackhead Mountain and Little Round Top. Potential uses include an animal sanctuary, RV resort, campground, mini-home development, housing development, destination park, or family compound. The property is located 30 minutes from Hunter Ski Mountain and Windham Ski Mountain, 20 minutes from Dutchman's Landing Park and the Hudson River, 20 minutes from the Village of Saugerties, and 25 minutes from Zoom Flume Water Park. The property is intended for commercial real estate, hospitality, recreation, or land development.
    Location Intelligence

    Current Use by Public Records

    Hotel zoo Hotel & Motel The Old Catskill Game ... Vacation Rental The Old Catskill Game ... Tour Operator Catherine Ballone Business Service Center

    Suggested Use

    Hotel & Motel Bed & Breakfast Coworking & Hybrid Office

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

    Location Insight

    • Map
    • Local Demand
    City
    Catskill
    County
    Greene
    State
    New York
    Longitude
    -74.0075198
    Latitude
    42.2356329

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    FAQs

    What type of property is this?
    Hotel - 193-acre property with inn, buildings, and recreational opportunities.
    Where is this hotel located?
    The property is located at 400 Game Farm Rd Catskill, NY.
    What is the asking price?
    The asking price for this property is $2,995,000.
    What are key features of this property?
    This property features: - Historic 193-acre property featuring the sophisticated Long Neck Inn, a boutique hotel with 6 designer guest suites and premium amenities.; - Extensive infrastructure: over 100 buildings, 3.5 miles of paved roads, 252,000 sq. ft. of paved parking, and 3-phase electric.; - Massive 12,000 sq. ft. Former Rhino House offering significant potential.
    (518) 943-5303
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    400 Game Farm Rd Catskill, NY 12414
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    Catskill, NY 12414
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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.

    More about this property
    400 Game Farm Rd Catskill, NY 12414
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