Catskills Resort Compound with
For Sale
$975,000
850872 850-872 Oliverea Rd, Big Indian, NY 12410
Historic mountain lodging property with multiple cabins, a recreation building, and a stream through its wooded grounds.
Property Size6,300 SF
Price / SF$154.76
Days on Market27
Property Features for 850872 850-872 Oliverea Rd
General Information
Standard status
Active
Size
6,300 SF
Building Details
Year Built
1940
Listing Agency:
Keller Williams Upstate NY Pro
(607) 431-2540
Listed By:
Dara Barr
Source:
Upstatecurious
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 30 at 7:25PM
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 Upstate NY Pro
Investment Insights
Based on property information with market context.
This resort property at 850-872 Oliverea Rd in Big Indian, NY, encompasses approximately 7 acres with 11 cabin structures containing 16 existing lodging units. The improvements also include a recreation hall or lodge with garage space, plus a larger house across the road that is described as a likely rebuild rather than a restoration project. Several cabins retain original cast iron sinks and wood flooring, while the broader property requires varying degrees of restoration and modernization. The structures date to 1940, and the site historically operated as a year-round lodging resort.
Mature trees and a stream shape the setting within Catskills Park. Electric service is divided among multiple separate meters, and a spring water source historically served the property. The grounds and existing accommodation footprint support redevelopment of an established hospitality compound while preserving elements of its vintage cabin character.
Mature trees and a stream shape the setting within Catskills Park. Electric service is divided among multiple separate meters, and a spring water source historically served the property. The grounds and existing accommodation footprint support redevelopment of an established hospitality compound while preserving elements of its vintage cabin character.
Key Highlights
- Approximately 7 acres in Catskills Park at 850‑872 Oliverea Rd
- 11 cabin structures with 16 existing lodging units
- Recreation hall or lodge building includes garage space
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
$33,666
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
3.45%
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%
$673,320
$673.3K
Cap Rate 7%
$480,943
$480.9K
Cap Rate 9%
$374,067
$374.1K
Market Conditions
NOI Build-Up for 6,300 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
$94.5K $15.00/SF
− Vacancy
−$23.6K −$3.75/SF
EGI
$70.9K $11.25/SF
− OpEx
−$37.2K −$5.91/SF
NOI
$33.7K $5.34/SF
Area
Ulster County, NY
Vacancy
25.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$673,320
Cap Rate 7%
$480,943
Cap Rate 9%
$374,067
Alternative Uses
Best Use
Hotel Hospitality
$480.9K
$420.8K – $561.1K
NOI $33,666 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$58.92M
$51.55M – $68.74M
NOI $4,124,128 @ 7.0% cap · market cap 422.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 12410, NY
416
Population
559
Households
0.7
Avg Household Size
53
Median Age
41%
College-Educated
98%
High-School Grad
50.8 sq mi
ZIP Area
8
Density / Sq Mi
$31,033
Median Household Income
$252,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Historic mountain lodging property with multiple cabins, a recreation building, and a stream through its wooded grounds.
Where is this resort located?
The property is located at 850872 850-872 Oliverea Rd Big Indian, NY.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Approximately 7 acres in Catskills Park at 850‑872 Oliverea Rd; 11 cabin structures with 16 existing lodging units; Recreation hall or lodge building includes garage space
