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    152 Church St Millbrook, NY 12545

    • Investment properties
    • 2,064 SF
    • 0.04 lot acres
    For Sale
    View listing
    $180,000
    Value Estimations
    Cap Rate Potential
    9.2%
    Investment properties
    Location Intelligence
    Property ID
    US63-0096096
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Cafe Les Baux / French Restaurant / Bar
    • Millbrook Horse Window / Tourist Attraction

    Property Details for 152 Church St

    Year built
    1986
    Lot size
    0.04 lot acres
    Property size
    2,064 SF
    Zone code
    GB
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    135801 6765-18-433114-0000
    APU
    9223372036854775807

    Description

    Cafe Les Beaux, a highly successful Millbrook restaurant, presents a unique investment opportunity. Operating for over two decades, this establishment boasts a coveted Zagat rating as the #1 bistro in Dutchess and Westchester counties. The sale includes the well-established business itself, not the building, offering a seamless transition for a new owner. All equipment, furniture, and fixtures are included in the sale price of $180,000. The restaurant features 36 comfortable interior seats and an additional 10 seats on the street-side patio, providing ample capacity for diners. A significant advantage is the availability of a long-term lease opportunity for the space, ensuring operational continuity. The property benefits from municipal water and sewer services, eliminating concerns about infrastructure maintenance. Conveniently located, ample public parking is readily available across the street, ensuring easy access for patrons. This turnkey operation is poised for continued success, offering a rare chance to acquire a highly-rated and established restaurant in a desirable location. The sale encompasses the business assets only

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $270,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $420,000
      6.5%
      $385,000
      7%
      $360,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $367,000
      Market price range: $167k - $409k
      AI Estimate
      $262,000
      Market price range: $110k - $289k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Millbrook
    County
    Dutchess
    State
    New York
    Longitude
    -73.6938
    Latitude
    41.7857
    CBSA code
    39100
    CBSA name
    POUGHKEEPSIE-NEWBURGH-MIDDLETOWN, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $6,418
    $19,200
    $293,800
    $313,000
    -
    $24,616
    $376,684
    $401,300

    Comparable in this City

    • Value Estimation
      $300,000
      2,032 SF

      52-54 County House Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,032 SF
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      View Details
    • Value Estimation
      $270,000
      3,008 SF

      32 Frnt St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,008 SF
      32 Frnt St, Millbrook, NY 12545-5948
      View Details
    • Value Estimation
      $265,000
      1,910 SF

      3208 Franklin Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 1,910 SF
      3208 Franklin Ave, Millbrook, NY 12545-5920
      View Details
    • Value Estimation
      $475,000
      13,212 SF

      3284 Franklin Ave, Unit 3290

      OFFICE/RESIDENTIAL (MIXED USE) • 13,212 SF
      3284 Franklin Ave, Millbrook, NY 12545-5975
      View Details
    • Value Estimation
      $275,000
      1,656 SF

      3781-3783 Rte 44

      OFFICE/RESIDENTIAL (MIXED USE) • 1,656 SF
      3781-3783 Rte 44, Millbrook, NY 12545
      View Details
    • Value Estimation
      $255,000
      2,900 SF

      11 Washington Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 2,900 SF
      11 Washington Ave, Millbrook, NY 12545-5965
      View Details

    Similar Nearby for Sale

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    • New
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      Land with Approved 4-Bedroom Plan

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    • $2,100,000
      24,676 SF

      Historic Millbrook Estate

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      Wooded Parcel For Sale

      Wooded land parcel available, located behind an existing home.
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      32-acre Millbrook estate approved for hospitality overlay district.
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    Similar Nearby for Lease

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      Two-bedroom apartment in historic Millbrook with hardwood floors.
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    • $750 /Mo

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      View Details
    • $1,500 /Mo

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      One-bedroom apartment in Millbrook, move-in ready and conveniently located.
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      View Details
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    152 Church St
    Millbrook, NY 12545
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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.

    More about this property
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