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1 N Main St, Portchester, NY 10573
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Total area
75,598 SF
Lot
0.54 ac (23,429 SF)
Zoning code
MUR WTRFR
APN
554801 142.31-1-46
UPID
US63-0520699
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
-
Garden Center
-
Property Management Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.86M
Comparable Approach
Comparable
$12.62M
Blend (final)
Blend
$17.31M
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
MUR WTRFR · Port Chester, NY
Top alternative use upside
Warehouse, storage
$27.5M
+9.3%
Office building
$26.5M
+5.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.31M
Value range
$15.57M – $19.04M
±10% around blend
Estimated value / SF
$229 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$15.57M
blend $17.31M
$19.04M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
75,598 SF
Lot area
0.54 ac
Year built
2021
Stories
5
APN
554801 142.31-1-46
Zoning
MUR WTRFR
Assessed value
$22,062,600
3
Income approach: direct capitalization
Partial preview
Income approach indication
$16.86M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$18.26M
@ 6.5% CAP return
$16.86M
@ 7% CAP return
$15.66M
4
Sales comparison
Partial preview
Sales approach indication
$7.18M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
16.2 mi away · 74,745 SF
16.8 mi away · 66,056 SF
20.6 mi away · 92,348 SF
22.3 mi away · 88,362 SF
22.3 mi away · 64,455 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.31M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 36 sales
$333
-31%
Submarket 36 sales
$333
-31%
County 388 sales
$355
-36%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $229/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
+9%
vs current-use indication
Office Building
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
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.
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.06M
Move the market yield to see immediate price impact.
Value / SF
$292
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
5.00%7.00%9.00%
$1.39M
$27.80M
$19.86M
$15.44M
$1.54M
$30.89M
$22.06M
$17.16M
$1.70M
$33.98M
$24.27M
$18.88M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$5.50M
15.5 mi · Mar 2026 · $72/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Assessed value
$22,062,600
Assessed 2023
Previous assessed
$9,144,300
+141.3% YoY
Assessed land
$8,389,300
Assessed improvement
$13,673,300
Land market value
$8,389,300
Improvement market value
$13,673,300
Total market value
$22,062,600
Applied tax rate
554,804.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
2021
Heating
NONE
Cooling
CENTRAL
Stories
5
Total area
75,598 SF
Lot
0.54 ac (23,429 SF)
Zoning code
MUR WTRFR
APN
554801 142.31-1-46
UPID
US63-0520699
Jurisdiction
WESTCHESTER
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
MUR WTRFR · Port Chester, NYZoning MUR WTRFR · permitted uses
MUR WTRFR · Port Chester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2021
Heating
NONE
Cooling
Yes
Stories
5
Lot
0.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MUR WTRFR
Jurisdiction
Port Chester, NY
Recorded code
MUR WTRFR
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MUR WTRFR in Port Chester, NY.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
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 · 5 · 30 · 100 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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