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Property profile & analytics
OFF-MARKET
Estimated value
$4,000,000
Golf courses & driving ranges
103 Brick Church Rd, Spring Valley, NY 10977-2119
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3752474
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
1998
Total area
33,362 SF
Lot
9.29 ac (404,672 SF)
Zoning code
R-15
APN
392613 50.05-1-11.2
UPID
US63-3752474
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
-
New York Cc Restaurant
-
PMR GROUP INTERNATIONAL Real Estate Agency
-
sacred heart Catholic Church Church
-
New York Country Club Bar & Pub Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.00M
Owner & transaction history
Union Village LLC · 2 yrs held
Union Village LLC
since 2024
Last sale
$4.0M
5 recorded transactions
Zoning & alternative use
R-15 · Spring Valley, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.5M
+92.5%
Restaurant
$6.5M
+92.4%
Auto repair, garage
$5.4M
+59.4%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$4,000,000
ML approach
$4,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$3,360,000
Current use
COMMERCIAL (GENERAL)
$6,470,000
Change: +93% · Conversion: Difficult
RESTAURANT
$6,465,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,355,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$4,275,000
Change: +27% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,310,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$4.00M
Range $3.60M – $4.40M · ±10% · vs last sale $4.00M (Jan 8 2024)
Last sale anchor
$4.00M
Jan 8 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
$120 / 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
$60,500
Assessed 2023
Previous assessed
$60,500
+0.0% YoY
Assessed land
$60,500
Land market value
$2,299,100
Total market value
$2,299,100
Applied tax rate
392,602.0000
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
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
1998
Heating
NONE
Buildings
1
Stories
1
Total area
33,362 SF
Lot
9.29 ac (404,672 SF)
Zoning code
R-15
APN
392613 50.05-1-11.2
UPID
US63-3752474
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R-15 · Spring Valley, NY
Zoning R-15 · permitted uses
R-15 · Spring Valley, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$6.5M
RESTAURANT
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$5.4M
RETAIL STORES
Est. value
$4.3M
WAREHOUSE, STORAGE
Est. value
$3.3M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1998
Heating
NONE
Stories
1
Buildings
1
Lot
9.29 ac
Current owner
From public records · entity-resolved
Union Village LLC
Entity
Mailing address
1 EXECUTIVE BLVD STE #101, SUFFERN, NY 10901-4156
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
Jan 8, 2024
$4,000,000
Union Village LLC
New York Golf Enterpries INC
Bargain And Sale Deed
—
Mar 5, 2009
—
New York Golf Ents INC
—
Deed Of Trust
related
$11,600,000 · Bank Of America
—
—
New York Golf Enterprises INC
—
Deed Of Trust
related
$3,406,762 · Sovereign Bank
—
—
New York Golf Ents INC
—
Deed Of Trust
related
$1,995,000 · J P Morgan Chase Bank
—
—
New York Golf Ents INC
—
Deed Of Trust
related
$800,000 · Woori Bank
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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