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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Investment properties
10 Nn Ln, New City, NY 10956-4714
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-1831686
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Total area
1,860 SF
Lot
0.77 ac (33,541 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
392089 51.11-4-71
UPID
US63-1831686
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
$740k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$838k
Blend (final)
Blend
$740k
Owner & transaction history
Steven M Marzella · 1 yrs held
Steven M Marzella
since 2024
Last sale
$740,000
5 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · New City, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+48.2%
Office building
$960,000
+33.4%
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 New City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New City 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
$740,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$720,000
Current use
AUTO REPAIR, GARAGE
$1,070,000
Change: +48% · Conversion: Difficult
OFFICE BUILDING
$960,000
Change: +33% · Conversion: Easy
WAREHOUSE, STORAGE
$670,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $740k (Aug 28 2024)
Last sale anchor
$740k
Aug 28 2024
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
$398 / 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
$127,900
Assessed 2023
Previous assessed
$127,900
+0.0% YoY
Assessed land
$46,000
Assessed improvement
$81,900
Land market value
$43,986
Improvement market value
$78,314
Total market value
$122,300
Applied tax rate
392,001.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1965
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
1,860 SF
Lot
0.77 ac (33,541 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
392089 51.11-4-71
UPID
US63-1831686
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
02 - SINGLE RESIDENCE · New City, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · New City, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$720,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$960,000
WAREHOUSE, STORAGE
Est. value
$670,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1965
Heating
HOT WATER
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.77 ac
Current owner
From public records · entity-resolved
Steven M Marzella
Individual
Mailing address
457 W CLARKSTOWN RD, NEW CITY, NY 10956-7041
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2024
$740,000
Steven M Marzella
Adelsis Frais
Bargain And Sale Deed
$555,000 · Guaranteed Rate INC
Aug 31, 2022
$655,000
Adelsis Frias
Teresa Mcguirk
Bargain And Sale Deed
$597,753 · Crosscountry Mortgage INC
May 23, 2014
—
Teresa Mcguirk
Brian K Mcguirk
Intrafamily Transfer
related
$324,000 · Us Bank NA
Aug 30, 2002
$375,000
Brian K Mcguirk
Lusuriello,vito & Elaine
Grant Deed
$300,000 · National City Mortgage Co
—
—
Brian K Mcguirk
—
Deed Of Trust
related
$300,000 · National City Mortgage Co
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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