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    Property profile & analytics

    15023 Route 23 Prattsville, NY 12468

    • Commercial real estate
    • 6,280 SF
    • 1.92 lot acres
    For Sale
    View listing
    $1,450,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-5395253
    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

    • Commercial real estate

    Property Details for 15023 Route 23

    Year built
    2016
    Lot size
    1.92 lot acres
    Property size
    6,280 SF
    Property type
    Commercial real estate

    Description

    Exceptional investment opportunity in Prattsville, NY! This property encompasses seven parcels totaling 8.6 acres, including a 6.68-acre adjacent parcel with Johnson Hollow Brook. The main property features six townhouses offering a combined 6,280 square feet. Each townhouse boasts two bedrooms and one and a half bathrooms, totaling 12 bedrooms and 12 bathrooms (6 full, 6 half) across all units. Corner units measure 1,200 square feet, while middle units are 970 square feet. Currently utilized as short-term rentals, these units are individually approved by the Attorney General for separate sale via the existing HOA. Amenities include a paved driveway and parking lot, fenced trash area, individual back decks, and yard space. Utilities are separately metered for each townhouse. The property enjoys convenient access to local attractions, situated 15 minutes from Windham Ski Mountain, 20 minutes from Hunter Ski Mountain, 5 minutes from the Schoharie Reservoir, and 2 minutes from the Village of Prattsville. Tax map numbers include 74-1-39, 40, 41, 42, 43, 44, & 45, and 113.-1-26 for the adjacent parcel. A 3D virtual tour is available.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Prattsville
    County
    Greene
    State
    New York
    Longitude
    -74.4445
    Latitude
    42.32724

    Comparable in this City

    • $160,000
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      Prattsville Mixed-Use Investor Opportunity

      Flexible storefront, office, and warehouse space near ski resorts.
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    • $160,000
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      Mixed-Use Property Near Ski Resorts

      Storefront, office, and warehouse space near Catskill Mountains ski resorts.
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    • $1,450,000
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      Prattsville Multifamily Investment Opportunity

      Six townhouses on 1.92 acres near Windham and Hunter Ski Mountains.
      15023 Route 23, Prattsville, NY 12468
      View Details
    • $1,450,000
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      Prattsville Townhouses with Mountain Views

      Six townhouses on 1.92 acres near ski resorts.
      15023 Route 23, Prattsville, NY 12468
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    • $165,000
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      Vacant Land in Lexington, NY

      4.2 acres of vacant land, perfect for mountain getaway.
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      Improved Vacant Land in Lexington

      8-acre improved lot with mountain views, near Hunter and Windham.
      98 Norwegian Rd, Lexington, NY 12468
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    Similar Nearby for Sale

    • $160,000
      4,905 SF

      Prattsville Mixed-Use Investor Opportunity

      Flexible storefront, office, and warehouse space near ski resorts.
      5572 Washington Street Ext, Prattsville, NY 12468
      View Details
    • $160,000
      4,905 SF

      Mixed-Use Property Near Ski Resorts

      Storefront, office, and warehouse space near Catskill Mountains ski resorts.
      5572 Washington Street Ext, Prattsville, NY 12468
      View Details
    • $1,450,000
      6,280 SF

      Prattsville Multifamily Investment Opportunity

      Six townhouses on 1.92 acres near Windham and Hunter Ski Mountains.
      15023 Route 23, Prattsville, NY 12468
      View Details
    • $1,450,000
      6,280 SF

      Prattsville Townhouses with Mountain Views

      Six townhouses on 1.92 acres near ski resorts.
      15023 Route 23, Prattsville, NY 12468
      View Details
    • $165,000
      4.20 Acres

      Vacant Land in Lexington, NY

      4.2 acres of vacant land, perfect for mountain getaway.
      6 Deer Ln, Lexington, NY 12468
      View Details
    • $109,000
      8.00 Acres

      Improved Vacant Land in Lexington

      8-acre improved lot with mountain views, near Hunter and Windham.
      98 Norwegian Rd, Lexington, NY 12468
      View Details
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    Prattsville, NY 12468
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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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