Entity Owned 
For Sale
1 / 34
$750,000
13 Horseshoe Lake Rd, Kauneonga Lake, NY 12749
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Property summary
AI-generated overview
A two-story commercial property containing 1,932 square feet, situated on a 0.2848-acre lot, is configured for restaurant use and includes some equipment, a walk-in cooler, two restrooms, and a bar. Each level provides access to a deck, with lake views. The property is located in the Town of Bethel in Sullivan County in an area commonly referred to as “Restaurant Row,” near the Bethel Woods Center for the Arts, the site of the 1969 Woodstock music festival. The space is suitable for restaurant operations or retail use, and the building’s decks (including potential additional dining/entertaining use on covered deck areas and a roof deck if approved) could support seating, catered events, or parties.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2003
Total area
1,932 SF
Lot
0.28 ac (12,408 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
482000 30.-3-7
UPID
US63-2026893
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$520k
Owner & transaction history
since 2022
Last sale
$585,000
7 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Kauneonga Lake, NY
Comparables
4 recent transactions · within 1.5 miComparable in this city
4 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$520k
Value range
$468k – $572k
±10% around blend
Estimated value / SF
$269 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
40
$468k
blend $520k
$572k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,932 SF
Lot area
0.28 ac
Year built
2003
Stories
2
APN
482000 30.-3-7
Zoning
02 - SINGLE RESIDENCE
Assessed value
$210,000
Annual tax
$13,591
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$520k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 51 sales
$101
+167%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $269/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$585k
Move the market yield to see immediate price impact.
Value / SF
$303
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$37k
$737k
$527k
$410k
$41k
$819k
$585k
$455k
$45k
$901k
$643k
$501k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$13,591
Tax year 2021
Assessed value
$210,000
Assessed 2023
Previous assessed
$210,000
+0.0% YoY
Effective rate
6.47%
On assessed value
Assessed land
$50,000
Assessed improvement
$160,000
Land market value
$127,238
Improvement market value
$407,162
Total market value
$534,400
Applied tax rate
484,601.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
2003
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
1,932 SF
Lot
0.28 ac (12,408 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
482000 30.-3-7
UPID
US63-2026893
Jurisdiction
SULLIVAN
Zoning & alternative use
02 - SINGLE RESIDENCE · Kauneonga Lake, NYZoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Kauneonga Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2003
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
02 - SINGLE RESIDENCE
Jurisdiction
Kauneonga Lake, NY
Recorded code
02 - SINGLE RESIDENCE
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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