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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Bars & Pubs
107 Rte 303, Valley Cottage, NY 10989-1811
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0455588
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1968
Total area
2,546 SF
Lot
0.69 ac (30,056 SF)
Zoning code
R1
APN
392089 59.7-2-21
UPID
US63-0455588
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
$807k
Blend (final)
Blend
$945k
Owner & transaction history
Att Pie Realty LLC · 2 yrs held
Att Pie Realty LLC
since 2023
Last sale
$910,000
3 recorded transactions
Zoning & alternative use
R1 · Valley Cottage, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+12.0%
Office building
$1.3M
+0.8%
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 Valley Cottage submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Cottage 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
RESTAURANT
$1,305,000
Current use
AUTO REPAIR, GARAGE
$1,460,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$1,315,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10% · vs last sale $910k (Oct 30 2023)
Last sale anchor
$910k
Oct 30 2023
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
$371 / 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
$104,400
Assessed 2023
Previous assessed
$104,400
+0.0% YoY
Assessed land
$49,900
Assessed improvement
$54,500
Land market value
$49,900
Improvement market value
$54,500
Total market value
$104,400
Applied tax rate
392,404.0000
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1968
Heating
HOT WATER
Stories
2
Total area
2,546 SF
Lot
0.69 ac (30,056 SF)
Zoning code
R1
APN
392089 59.7-2-21
UPID
US63-0455588
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R1 · Valley Cottage, NY
Zoning R1 · permitted uses
R1 · Valley Cottage, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Cottage. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
RESTAURANT Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1968
Heating
HOT WATER
Stories
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Att Pie Realty LLC
Entity
Mailing address
107 RTE 303, VALLEY COTTAGE, NY 10989-1811
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2023
$910,000
Att Pie Realty LLC
107 Route 303 LLC
Bargain And Sale Deed
$810,000 · 107 Route 303 LLC
Jul 20, 2022
—
107 Route 303 LLC
Jk Pie Man LLC
Bargain And Sale Deed
—
Mar 16, 2009
$400,000
Jk Pie Man LLC
Katherine A Nash INC
Grant Deed
—
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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