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    Monticello Mixed-Use Opportunity Title is generated by Realmo AI

    57 Forestburgh Rd, Monticello, NY 12701

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    For Sale
    $437,500

    Mixed-use building in high-traffic location, ideal for business exposure.

    Type:Commercial
    Property size:
    1,776 SF
    Price / SF:
    $246/SF
    Added:
    May 9, 2026
    Days on Market:
    20
    Last Refresh:
    May 9 at 3:05 am

    Property Features for 57 Forestburgh Rd

    General Information

    Standard status
    Active
    Size
    1,776 SF
    Property subtype
    Commercial

    We can help!

    Listing Contact
    Krystal Drown

    Listing agent Krystal Drown License #10401340763

    Listing office Land and Water Realty LLC

    Listing date May 9, 2026

    Source Elliman

    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 Land and Water Realty LLC

    HighLights

    • High‑visibility, high‑traffic location ideal for business exposure
    • Currently operating as a well‑established salon, offering immediate income potential
    • Conveniently located 1.5 miles from State Route 17 and only 10 minutes to Resorts World Catskills
    • Serviced by municipal water and sewer
    • Mixed‑use property offering flexibility for commercial or residential use
    • Includes a 1,776 sq ft building with an additional 400 sq ft garage

    Overview

    Located at 57 Forestburgh Road in Monticello, this 1,776 square foot building includes an additional 400 square foot garage. The property is situated in a high-visibility, high-traffic location. Currently operating as a salon, the property offers immediate income potential and the flexibility for various business ventures. The building is serviced by municipal water and sewer. Positioned 1.5 miles from State Route 17, the location benefits from accessibility and traffic flow. It is approximately 10 minutes from Resorts World Catskills and about 2 hours from New York City. This location is suited to capture both local and destination clientele. The property is a versatile opportunity in a growing Sullivan County market. The bike score is 44, indicating it is somewhat bikeable, and the walk score is 72, indicating it is very walkable.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $277.1K
    NOI $24,935 @ 9.00% cap · cautious / downside scenario
    Moderate
    $356.2K
    NOI $24,935 @ 7.00% cap · market / base-case scenario
    Aggressive
    $498.7K
    NOI $24,935 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $42.6k $24.00
    − Vacancy −$9.4k −$5.28
    EGI $33.2k $18.72
    − OpEx −$8.3k −$4.68
    NOI $24.9k $14.04
    1,776 SF · lease $24.00/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $356.2K
    $311.7K – $415.6K (±1% cap)
    NOI $24,935 @ 7.0% cap · market cap 5.70%
    Second Best
    Retail
    $306.3K
    $268.0K – $357.3K (±1% cap)
    NOI $21,438 @ 7.0% cap · market cap 4.90%
    Theoretical Best
    Office A
    $487.1K
    $426.2K – $568.3K (±1% cap)
    NOI $34,099 @ 7.0% cap · market cap 7.79%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Noel Vincente Salon Nail Salon

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Monticello
    County
    Sullivan
    State
    New York
    Longitude
    -74.7542727
    Latitude
    41.5512566

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use building in high-traffic location, ideal for business exposure.
    Where is this mixed-use property located?
    The property is located at 57 Forestburgh Rd Monticello, NY.
    What is the asking price?
    The asking price for this property is $437,500.
    What are key features of this property?
    This property features: High‑visibility, high‑traffic location ideal for business exposure; Currently operating as a well‑established salon, offering immediate income potential; Conveniently located 1.5 miles from State Route 17 and only 10 minutes to Resorts World Catskills
    (845) 798-2106
    We can help!
    Listing Contact
    Krystal Drown
    Real Estate License ID: 10401340763
    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.

    More about this property
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