OFF-MARKET
High-rise multifamily apartments
Property ID
US63-5436314
Entity Owned Owner of record is a legal entity (LLC / corporation).
4-yr Hold Held for 4 years.
Free & Clear No active or open recorded mortgage detected.
Entity Owned Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. In the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$5.54M
Tax billed · 2024
Assessed value$44.66M
Assessed land$1.79M
Assessed improvement$42.86M
Effective rate12.41%
Value estimate
· Sep 2026$244.93M
$220.43M – $269.42M
CAP approach$177.03M
Submarket $/SF estimate$298.10M
Realmo valuation models over county records.
Recently sold
What actually traded nearby?
$541/SF
Submarket average, outlier-cleaned · 921 recorded sales of this use type
Observed band · Q1–Q3$244 – $996
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
R10
In M1 Districts without a letter suffix paired with an R9 or R10 District, the sign regulations applicable to the Queens Plaza Subdistric...
General categoryRESIDENTIAL
JurisdictionNEW YORK(MANHATTAN)
Location intelligence
Which uses thrive at this corner?
Best fit: Nursing Home
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Nursing Home13.6
Electrical Service12.1
Butcher12.1
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 2 transfers
– Qualifying comp sales · not on file
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
18 properties in this cityRecent sales nearby
No comparable recorded sale in this ZIP
No comparable recorded sale in this ZIP. Our records hold no sale here we could set beside this property for the last 8 years, so the properties below are drawn from the whole city. They are neighbours, not transactions.
Comparable in this city
6 properties of the same type in this city
Comparable in this city
Similar Nearby for Sale
Similar in This City for Lease
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$244.93M
Value range
$220.43M – $269.42M
±10% around blend
Estimated value / SF
$666 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable sales
60
$220.43M
blend $244.93M
$269.42M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 367,786 SF
- Lot area
- 0.7 ac
- Year built
- 2002
- Stories
- 26
- APN
- 01171-0133
- Zoning
- R10
- Assessed value · 2024
- $44,657,490
- Annual tax · 2024
- $5,540,836
3
Income approach: direct capitalization
Partial preview
Income approach indication
$177.03M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$191.79M
@ 6.5% CAP return
$177.03M
@ 7% CAP return
$164.39M
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$298.10M
Range $89.91M – $366.47M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$244.93M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
Submarket 921 sales
$541
+23%
County 922 sales
$538
+24%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $666/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+51%
vs current use, $199.01M
- Commercial (general)
- Office Building
- Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
5.30%
Implied, in-place cap rate for this high-rise multifamily apartments
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.30%
9.0%
NOI (est.)
$18.60M *
Last sale · Apr 2022
$265.65M
* 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$350.86M
Move the market yield to see immediate price impact.
Value / SF
$954
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
4.80%5.30%5.80%
$16.74M
$348.67M
$315.77M
$288.55M
$18.60M
$387.41M
$350.86M
$320.61M
$20.46M
$426.15M
$385.94M
$352.67M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2002
Heating
NONE
Buildings
1
Stories
26
Units
359
Total area
367,786 SF
Lot
0.7 ac (30,462 SF)
Zoning code
R10
RESIDENTIAL
APN
01171-0133
UPID
US63-5436314
Jurisdiction
NEW YORK(MANHATTAN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$5,540,836
Assessed value
$44,657,490
Assessed 2024
Previous assessed
$42,464,250
+5.2% YoY
Effective rate
12.41%
On assessed value
Assessed land
$1,793,250
Assessed improvement
$42,864,240
Land market value
$3,985,000
Improvement market value
$94,503,000
Total market value
$98,488,000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
Jurisdiction
New York City, NY
Zoning code
R10
Category
RESIDENTIAL
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Official district profile
What the municipal code says about R10
Zoning description
In M1 Districts without a letter suffix paired with an R9 or R10 District, the sign regulations applicable to the Queens Plaza Subdistrict set forth in Section 117-513 may be applied. 117-22 Special Floor Area Regulation…
General category
RESIDENTIAL
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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