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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    3191 Route 22 Patterson, NY 12563

    • Turn key restaurants
    • 2,724 SF
    • 12.97 lot acres
    For Sale
    View listing
    $1,500,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3113378
    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

    • Turn key restaurants

    Property Details for 3191 Route 22

    Year built
    2003
    Lot size
    12.97 lot acres
    Property size
    2,724 SF
    Zone code
    C1
    Property type
    Turn key restaurants
    APN
    372400 4.-1-49.1
    APU
    37240041491

    Description

    This exceptional mixed-use property in Patterson, NY, presents a unique investment opportunity. The offering encompasses four contiguous lots totaling approximately 68.43 acres with significant Route 22 frontage. The property includes a restaurant and former driving range/mini-golf on a 12.97-acre C1 zoned lot. The restaurant, Iron & Wine, currently operates under a lease expiring January 2025, with the tenant expressing interest in renewal. A separate 35.62-acre C1 zoned lot features a small farming operation and existing commercial and residential leases. Two additional lots, totaling 19.84 acres (11.74 acres and 8.10 acres), are zoned R1 and contain wetlands. The 8.10-acre lot is located in Pawling, NY (Duchess County). Detailed wetland maps and setbacks will be provided. Prospective buyers are strongly encouraged to independently verify all property information, zoning regulations, acreage, restrictions, and permitted uses by reviewing the Towns of Patterson and Pawling websites and contacting the respective municipalities directly. Relevant zoning regulations, specifically Articles V and VII, are available upon request. This property offers significant potential for diverse development and income generation. The property will soon be divided into two separate listings: a restaurant/range portion and a farm/residential portion.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Patterson
    County
    Putnam
    State
    New York
    Longitude
    -73.5923
    Latitude
    41.5233
    CBSA code
    35620
    CBSA name
    NEW YORK-NORTHERN NEW JERSEY-LONG ISLAND, NY-NJ-PA 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
    $0.00
    $325,000
    $346,600
    $671,600
    -
    $325,000
    $346,600
    $671,600

    Comparable in this City

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    • Value Estimation
      $505,000
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      2970-2974 Rt 22

      RESTAURANT • 8,406 SF
      2970-2974 Rt 22, Patterson, NY 12563
      View Details
    • Value Estimation by Request
      3,238 SF

      2685 Rte 22

      RESTAURANT • 3,238 SF
      2685 Rte 22, Patterson, NY 12563
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    • Value Estimation by Request
      1,300 SF

      2908 Rte 22

      RESTAURANT • 1,300 SF
      2908 Rte 22, Patterson, NY 12563-2229
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    • Value Estimation
      $510,000
      2,613 SF

      2604 Rte 22

      RESTAURANT • 2,613 SF
      2604 Rte 22, Patterson, NY 12563-2244
      View Details
    • Value Estimation by Request
      2,842 SF

      2605 Rte 22

      RESTAURANT • 2,842 SF
      2605 Rte 22, Patterson, NY 12563-2222
      View Details

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    3191 Route 22
    Patterson, NY 12563
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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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