Monticello Mixed-Use
For Sale
$400,000
57 Forestburgh Road, Monticello, NY 12701
Mixed-use building in high-traffic location, ideal for business exposure.
Property Size1,776 SF
Price / SF$225.23
Days on Market118
Property Features for 57 Forestburgh Road
General Information
Standard status
Active
Size
1,776 SF
Taxes and HOA fees
Annual Taxes
$6,662
Amenities
Central Air
Propane
Full
Driveway
Building Details
Building Size
1,776 SF
Listing Agency:
LAND AND WATER REALTY LLC
(845) 750-7874
Listed By:
Sean Drown · License #10401340763
(845) 750-7874
Source:
Evrealestate
Added: Apr 28
Changed: Aug 23
Last Checked: Aug 23 at 5:14AM
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
Investment Insights
Based on property information with market context.
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.
Key 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
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
$15,238
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
3.81%
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%
$304,760
$304.8K
Cap Rate 7%
$217,686
$217.7K
Cap Rate 9%
$169,311
$169.3K
Market Conditions
NOI Build-Up for 1,776 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
$27.7K $15.60/SF
− Vacancy
−$3.3K −$1.87/SF
EGI
$24.4K $13.73/SF
− OpEx
−$9.1K −$5.15/SF
NOI
$15.2K $8.58/SF
Area
Sullivan County, NY
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$304,760
Cap Rate 7%
$217,686
Cap Rate 9%
$169,311
Alternative Uses
Best Use
Mixed Use
$217.7K
$190.5K – $254.0K
NOI $15,238 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$487.1K
$426.2K – $568.3K
NOI $34,099 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 12701, NY
12,360
Population
7,188
Households
1.7
Avg Household Size
38
Median Age
23%
College-Educated
78%
High-School Grad
61.0 sq mi
ZIP Area
203
Density / Sq Mi
$56,601
Median Household Income
$35,918
Median Earnings
$989
Median Rent
$178,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
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 Road Monticello, NY.
What is the asking price?
The asking price for this property is $400,000.
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
