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    Renovated Farmhouse Near Hunter Mountain Title is generated by Realmo AI

    78 Lustig Rd., Hunter, NY 12442

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    For Sale
    $799,000

    Farm / Farmhouse, House (Detached) - Hunter, NY

    Type:Farm
    Property size:
    3,863 SF
    Lot size:
    3.00 Acres
    Price / SF:
    $206/SF
    Added:
    May 15, 2026
    Days on Market:
    2
    Last Refresh:
    May 16 at 10:06 am

    Property Features for 78 Lustig Rd.

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Zoning
    100
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bonus Room, Den, Dining Room, Kitchen, Living Room
    Parking features
    Garage
    Pool private
    1
    Exterior features
    Pool
    Basement Y/N
    1
    Appliances
    Dishwasher, Microwave, Refrigerator, Washer
    Standard status
    Active
    APN
    165.00-1-10
    Size
    3,863 SF
    Lot size
    3.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5451

    Utilities

    Heating system
    Baseboard, Oil

    Building Details

    Year built
    1890
    Year renovated
    1890
    Floors in Building
    3
    Flooring type
    Hardwood
    Building materials
    Wood Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Betsy Pellitteri

    Listing agent Betsy Pellitteri

    Listing office HEAVENS 2 BETSY REALTY 320 SILVER SPRING RD, HEWETT, NY

    Listing date May 15, 2026

    MLS# 11776167 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Less than five minutes to Hunter Mountain Ski Resort.
    • Enjoy the heated in‑ground swimming pool with privacy fencing.
    • 3 acres of land with potential to build an additional dwelling (with Town approval).
    • Renovated farmhouse with mountain views and southern exposure.
    • Walking distance to The Hunter Mountain Brewery.
    • Only 2.5 hours from NYC.

    Overview

    This renovated farmhouse is situated on 3 acres and features southern exposure and mountain views. The property includes a large backyard suitable for outdoor activities. Located less than five minutes from Hunter Mountain Ski Resort and approximately 2.5 hours from NYC, the property is also within walking distance of The Hunter Mountain Brewery. A heated in-ground swimming pool with surrounding fencing provides privacy. With approval from the Town, an additional dwelling can be built on the property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Hunter
    County
    Greene
    State
    New York
    Longitude
    -74.185074
    Latitude
    42.198895

    Nearby Similar for Sale

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      2,122 SF

      Renovated Two-Family Farmhouse Getaway

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      7614 Main Street, Hunter, NY 12442
      View Details
    • $399,900
      2,016 SF

      Two-Story Chalet in Tannersville

      Two-family chalet with six bedrooms near Hunter Ski Mountain.
      31 Showers Road, Hunter, NY 12485
      View Details

    FAQs

    What type of property is this?
    Farm - Renovated farmhouse on 3 acres near Hunter Mountain Ski Resort.
    Where is this farm located?
    The property is located at 78 Lustig Rd. Hunter, NY.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: Less than five minutes to Hunter Mountain Ski Resort.; Enjoy the heated in‑ground swimming pool with privacy fencing.; 3 acres of land with potential to build an additional dwelling (with Town approval).
    (518) 368-9374
    We can help!
    Listing Contact
    Betsy Pellitteri
    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.

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