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    40-Acre Recreational Land Parcel Title is generated by Realmo AI

    89 Hartwell Rd, Berkshire, NY 13736

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    Claim this Listing
    New
    For Sale
    $240,000

    Vacant Land - Berkshire, NY

    Lot size:
    40.54 Acres
    Added:
    May 18, 2026
    Days on Market:
    4
    Last Refresh:
    May 21 at 4:06 pm

    Property Features for 89 Hartwell Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    100
    Parking features
    Garage
    Standard status
    Active
    APN
    033800-051.002-0002-012.000
    Lot size
    40.54 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    716

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Josh Buell

    Listing agent Josh Buell

    Listing office WHITETAIL PROPERTIES REAL ESTATE LLC (NY) 121 SOUTH MADISON ST, PITTSFIELD, NY

    Listing date May 18, 2026

    MLS# 11776949 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

    • 40‑acre parcel with approximately 25 acres of tillable field, suitable for agriculture or hobby farm.
    • Very private interior parcel accessed via deeded right of way.
    • Includes 15 acres of woods with a stream and ATV trails, providing wildlife habitat.
    • Recreational opportunities include hunting, camping, and ATV riding on the property.
    • Close proximity to Greenwood Park and Ketchumville State Forest.
    • Conveniently located near Binghamton and Great Bend, PA, offering dining, shopping, and sports.

    Overview

    This 40.54-acre parcel features approximately 25 acres of active, open, agricultural tillable field. A deeded right-of-way provides access to the interior parcel, ensuring privacy. The property offers views into the valley. The 15 acres of woods include a small stream and ATV trails, creating a habitat for wildlife. It is suited for recreational activities such as hunting, camping, and ATV riding. The property could also be used to create an off-grid hobby farm. Nearby recreational options include Greenwood Park and Ketchumville State Forest. Greenwood Park offers camping, swimming, fishing, picnic areas, nature trails, ice-fishing, and cross-country ski trails. Ketchumville State Park provides opportunities for hunting, snowshoeing, bird watching, nature viewing, horseback riding, hiking, mountain biking, cross country skiing and snowshoeing. The property is located a short drive from Binghamton and Great Bend, PA, with access to dining, shopping, and sports.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Kitchen & Bath Showroom Veterinary Clinic Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Berkshire
    County
    Tioga
    State
    New York
    Longitude
    -76.080782
    Latitude
    42.256372

    Nearby Similar for Sale

    • $84,900

      Secluded 20-Acre Land Parcel

      Private 20-acre parcel near state forests, ideal for homesteading.
      Level Green Road, Berkshire, NY 13736
      View Details
    • $80,500

      Commercial Gas Station Opportunity

      Commercial gas station with convenience store for sale.
      12482 NY RT 38B, NEW BERKSHIRE, NY 13736
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Private 40-acre parcel with tillable field, woods, and stream.
    Where is this agricultural land / farmland located?
    The property is located at 89 Hartwell Rd Berkshire, NY.
    What is the asking price?
    The asking price for this property is $240,000.
    What are key features of this property?
    This property features: 40‑acre parcel with approximately 25 acres of tillable field, suitable for agriculture or hobby farm.; Very private interior parcel accessed via deeded right of way.; Includes 15 acres of woods with a stream and ATV trails, providing wildlife habitat.
    (607) 220-6247
    We can help!
    Listing Contact
    Josh Buell
    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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