Agricultural Estate with Dairy
For Sale
$7,500,000
7775 Albany Post Road, Red Hook, NY 12571
Large agricultural property with dairy infrastructure, creamery equipment, a historic farmhouse, and Route 9 frontage.
Property Size45,000 SF
Days on Market128
Property Features for 7775 Albany Post Road
General Information
Standard status
Active
Size
45,000 SF
Property subtype
Commercial
Zoning
ABD
Taxes and HOA fees
Annual Taxes
$56,567
Building Details
Building Size
45,000 SF
Year Built
1790
Listing Agency:
Keller Williams Realty
(845) 344-7170
Listed By:
Joseph Distelburger · License #30DI0835053
(845) 344-7170
Source:
Professionalchoicerealty
Added: Apr 24
Changed: Aug 28
Last Checked: Aug 25 at 9:29AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This substantial agricultural estate includes a 110-stall dairy barn constructed in 2018, along with a robotic milker that needs rebuilding. A separate commercial building contains equipment for ice cream manufacturing. The property also includes a historic farmhouse in good condition and additional agricultural land with fields and scenic views. The recorded year built is 1790.
Located at 7775 Albany Post Road in Red Hook, the property fronts Route 9 and has over a mile of road frontage. The offering includes the real estate and equipment, while the operating business is not included. The site’s existing improvements support continued agricultural use and creamery-related operations, subject to applicable approvals.
Located at 7775 Albany Post Road in Red Hook, the property fronts Route 9 and has over a mile of road frontage. The offering includes the real estate and equipment, while the operating business is not included. The site’s existing improvements support continued agricultural use and creamery-related operations, subject to applicable approvals.
Key Highlights
- 110‑stall dairy barn constructed in 2018
- Robotic milker included; needs rebuilding
- Separate commercial building with ice cream manufacturing equipment
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
$278,314
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
3.71%
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%
$5,566,280
$5.6M
Cap Rate 7%
$3,975,914
$4.0M
Cap Rate 9%
$3,092,378
$3.1M
Market Conditions
NOI Build-Up for 45,000 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
$426.6K $9.48/SF
− Vacancy
−$29.0K −$0.64/SF
EGI
$397.6K $8.84/SF
− OpEx
−$119.3K −$2.65/SF
NOI
$278.3K $6.18/SF
Area
Dutchess County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$5,566,280
Cap Rate 7%
$3,975,914
Cap Rate 9%
$3,092,378
Alternative Uses
Best Use
Industrial
$3.98M
$3.48M – $4.64M
NOI $278,314 @ 7.0% cap · market cap 3.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.55M
$11.85M – $15.80M
NOI $948,205 @ 7.0% cap · market cap 12.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 12571, NY
9,600
Population
4,454
Households
2.2
Avg Household Size
47
Median Age
52%
College-Educated
95%
High-School Grad
58.1 sq mi
ZIP Area
165
Density / Sq Mi
$115,200
Median Household Income
$54,338
Median Earnings
$1,338
Median Rent
$386,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Farm - Large agricultural property with dairy infrastructure, creamery equipment, a historic farmhouse, and Route 9 frontage.
Where is this farm located?
The property is located at 7775 Albany Post Road Red Hook, NY.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: 110‑stall dairy barn constructed in 2018; Robotic milker included; needs rebuilding; Separate commercial building with ice cream manufacturing equipment
