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Property profile & analytics
OFF-MARKET
Estimated value
$2,970,000
Medical Office Space
1 Wingate Way, Highland, NY 12528-2143
Entity Owned
10-yr Hold
Free & Clear
Property ID
US63-6156642
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1996
Total area
63,037 SF
Lot
9.7 ac (422,532 SF)
Zoning code
LB
APN
513200 96.1-4-18.221
UPID
US63-6156642
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.97M
Owner & transaction history
Ccp Ulster 1743 LLC · 10 yrs held
Ccp Ulster 1743 LLC
since 2015
4 recorded transactions
Zoning & alternative use
LB · Highland, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$4.7M
+11.0%
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 Highland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,205,000
Current use
WAREHOUSE, STORAGE
$4,665,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$4,000,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.97M
Range $2.67M – $3.27M · ±10%
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
$47 / 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
Property tax & assessments
Assessed value
$9,000,000
Assessed 2023
Previous assessed
$9,000,000
+0.0% YoY
Assessed land
$315,400
Assessed improvement
$8,684,600
Land market value
$444,225
Improvement market value
$12,231,831
Total market value
$12,676,056
Applied tax rate
513,203.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
63,037 SF
Lot
9.7 ac (422,532 SF)
Zoning code
LB
APN
513200 96.1-4-18.221
UPID
US63-6156642
Jurisdiction
ULSTER
Zoning & alternative use
LB · Highland, NY
Zoning LB · permitted uses
LB · Highland, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Highland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$4.2M
WAREHOUSE, STORAGE
Est. value
$4.7M
RETAIL STORES
Est. value
$4.0M
MEDICAL BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
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
1996
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
9.7 ac
Current owner
From public records · entity-resolved
Ccp Ulster 1743 LLC
Entity
Free & Clear · 10 yrs held
Mailing address
18500 VON KARMAN AVE STE #550, IRVINE, CA 92612-0539
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2015
—
Ccp Ulster 1743 LLC
Nationwide Health Props INC
Quit Claim Deed
—
Jul 30, 2008
—
Nationwide Health Props INC
Nhp Ulster LLC
Warranty Deed
—
May 11, 2006
$15,311,026
Nhp Ulster LLC
Continental Healthcare Ix
Warranty Deed
—
—
—
Nationwide Health Props INC
—
Deed Of Trust
related
$9,039 · Mld Financial Capital Corp
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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