Investment properties
Entity Owned
2-yr Hold
Free & Clear
Entity Owned 
For Sale
1 / 9
$375,000
850 Main St, Margaretville, NY 12455
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Property summary
AI-generated overview
This meticulously renovated 2,064 sq ft building in downtown Margaretville, NY, offers a unique investment opportunity. The property includes a thriving, French-inspired bar, Zada's, with classic Art Deco accents, and a successful personal training gym, The Studio Upstate, providing immediate income. The large main space is adaptable, suitable for multiple retail spaces, art galleries, studios, or wellness concepts. A 600 sq ft unfinished garage with 13-foot ceilings offers additional flexibility, potentially for an outdoor kitchen or event space. The 0.22-acre lot features a 100' x 35' private yard ideal for outdoor events. Located 2.5 hours from NYC and on the Trailways Bus route, Margaretville is a year-round destination with access to hiking, skiing, and fly-fishing. The town's growing arts and culinary scene adds to the property's appeal, making it an excellent choice for business owners or investors seeking a versatile, turnkey space in a vibrant Catskills location. The concrete slab floor in the main space adds to its adaptability and functionality.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1950
Total area
2,064 SF
Lot
0.22 ac (9,583 SF)
Zoning code
GV
APN
124603 306.7-7-8
UPID
US63-1271236
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
-
Home Decor Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$250k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$250k
Owner & transaction history
since 2024
Last sale
$250,000
2 recorded transactions
Zoning & alternative use
GV · Margaretville, NY
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$250k
Value range
$225k – $275k
±10% around blend
Estimated value / SF
$121 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$225k
blend $250k
$275k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,064 SF
Lot area
0.22 ac
Year built
1950
Stories
1
APN
124603 306.7-7-8
Assessed value
$112,000
Annual tax
$2,421
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$2,421
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$367k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.0 mi away · 1,600 SF
4.0 mi away · 2,400 SF
6.0 mi away · 2,172 SF
10.1 mi away · 1,710 SF
17.9 mi away · 1,830 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$250k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 109 sales
$67
+82%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $121/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
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
8.54%
Selected cap rate for this investment properties
Derived from the Margaretville market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.54%
9.0%
NOI (est.)
$32k *
Last sale · Feb 2024
$250k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$375k
Move the market yield to see immediate price impact.
Value / SF
$182
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
8.04%8.54%9.04%
$29k
$359k
$338k
$319k
$32k
$398k
$375k
$354k
$35k
$438k
$413k
$390k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$355k
0.1 mi · Feb 2026 · $178/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$2,421
Tax year 2020
Assessed value
$112,000
Assessed 2023
Previous assessed
$112,000
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$20,800
Assessed improvement
$91,200
Land market value
$29,974
Improvement market value
$131,426
Total market value
$161,400
Applied tax rate
124,601.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1950
Heating
NONE
Buildings
1
Stories
1
Total area
2,064 SF
Lot
0.22 ac (9,583 SF)
Zoning code
GV
APN
124603 306.7-7-8
UPID
US63-1271236
Jurisdiction
DELAWARE
Zoning & alternative use
GV · Margaretville, NYZoning GV · permitted uses
GV · Margaretville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1950
Heating
NONE
Stories
1
Buildings
1
Lot
0.22 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GV
Jurisdiction
Margaretville, NY
Recorded code
GV
Ownership Intelligence
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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
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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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