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Property profile & analytics
OFF-MARKET
Estimated value
$89,025,000
Retail space
275 Main St White Plains, NY 10601-2416
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-1149577
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Total area
269,747 SF
Lot
2.29 ac (99,752 SF)
Zoning code
CB-3
APN
551700 125.68-5-2
UPID
US63-1149577
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
275 Main Street Construction Company General Contractor
-
Laz Ivy Garage Parking Lot & Garage
-
Ryan Zastrow Dental Office
-
minuteKEY Locksmith (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$87.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$89.03M
Owner & transaction history
Wpp Land Acquisition LLC · 6 yrs held
Wpp Land Acquisition LLC
since 2020
Last sale
$80.3M
7 recorded transactions
Zoning & alternative use
CB-3 · White Plains, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$55.8M
+105.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs White Plains submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs White Plains submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$107,715,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$95,060,000
6.5%
$87,750,000
7%
$81,480,000
Alternative Use
Use
Estimation
RESTAURANT
$55,750,000
Change: +105% · Conversion: Easy
Blend value · Realmo final
$89.03M
Range $80.12M – $97.93M · ±10% · vs last sale $80.32M (Jan 7 2020)
Last sale anchor
$80.32M
Jan 7 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$330 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Assessed value
$1,000,000
Assessed 2023
Previous assessed
$1,200,000
-16.7% YoY
Assessed land
$703,200
Assessed improvement
$296,800
Land market value
$29,422,594
Improvement market value
$12,418,410
Total market value
$41,841,004
Applied tax rate
551,700.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1968
Heating
NONE
Buildings
1
Total area
269,747 SF
Lot
2.29 ac (99,752 SF)
Zoning code
CB-3
APN
551700 125.68-5-2
UPID
US63-1149577
Jurisdiction
WESTCHESTER
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CB-3 · White Plains, NY
Zoning CB-3 · permitted uses
CB-3 · White Plains, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
White Plains. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$55.8M
RESTAURANT
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1968
Heating
NONE
Buildings
1
Lot
2.29 ac
Current owner
From public records · entity-resolved
Wpp Land Acquisition LLC
Entity
Mailing address
102 CHESTNUT RDG RD, MONTVALE, NJ 07645-1856
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2020
—
Wpp Land Acquisition LLC
—
Deed
related
$1,000,000 · Provident Bank
Jan 15, 2020
—
275 Main Street Associates LP
—
Deed
related
$32,579,658 · Deutsche Bk Nat 2012 Gcj7 (ce)
Jan 7, 2020
$3,875,000
Wpp Land Acquisition LLC
Wpp Owner LLC
Quit Claim Deed
—
Jul 23, 2019
—
Wpp Owner LLC
—
Deed
related
$1,167,451 · Jp Morgan Chase Bk
Aug 14, 2018
—
Wpp Owner LLC
—
Deed
related
$1,167,451 · Jp Morgan Chase Bk
May 28, 2015
$80,320,000
Wpp Owner LLC
White Plains Plaza Realty LLC
Grant Deed
—
Aug 5, 2005
—
275 Main Street Associates
—
Deed Of Trust
related
$9,058,934 · Calyon New York Branch
Jun 22, 2005
—
White Plains Plaza Realty LLC
Metropolitan Life Insurance
Grant Deed
—
Apr 6, 2005
$60,000,000
Wht Plns Plz Realty LLC
Metropolitan Life Ins Corp
Grant Deed
—
—
—
Wpp Owner LLC
—
Loan Modification
related
$28,803,657 · Jp Morgan Chase Bk
—
—
White Plains Plaza Realty LLC
—
Deed Of Trust
related
$80,000,000 · Deutsche Bank Mtg Cap LLC
—
—
Wpp Owner LLC
—
Loan Modification
related
$28,667,335 · Jp Morgan Chase Bk
—
—
Wpp Owner LLC
—
Loan Modification
related
$1,167,451 · Jp Morgan Chase Bk
—
—
275 Main Street Associates LP
—
Deed Of Trust
related
$38,999,999 · Jefferies Loancore LLC
—
—
275 Main Street Associates LP
—
Loan Modification
related
$32,579,658 · Deutsche Bk Nat 2012 Gcj7 (ce)
—
—
Wpp Owner LLC
—
Loan Modification, Consolidation And Extension
related
$28,667,335 · Jp Morgan Chase Bk
—
—
Wpp Owner LLC
—
Loan Modification
related
$1,167,451 · Jp Morgan Chase Bk
—
—
Wpp Owner LLC
—
Loan Modification
related
$18,557,024 · Jp Morgan Chase Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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