Investment properties
Entity Owned
6-yr Hold
~
Est. High Equity
Entity Owned 
For Sale
1 / 8
$798,000
108 Vineyard Ave, Highland, NY 12528
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Total area
3,504 SF
Lot
0.36 ac (15,682 SF)
APN
513200 88.69-8-23
UPID
US63-6082227
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$660k
CAP Approach
CAP
$570k
Comparable Approach
Comparable
$719k
Blend (final)
Blend
$645k
Owner & transaction history
since 2020
Last sale
$530,000
4 recorded transactions
Zoning & alternative use
Top alternative use upside
Auto repair, garage
$660,000
+11.1%
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 15 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$645k
Value range
$581k – $710k
±10% around blend
Estimated value / SF
$184 / SF
Confidence
High
15 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
100
$581k
blend $645k
$710k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,504 SF
Lot area
0.36 ac
Year built
1890
Stories
3
APN
513200 88.69-8-23
Assessed value
$359,400
3
Income approach: direct capitalization
Partial preview
Income approach indication
$570k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$620k
@ 6.5% CAP return
$570k
@ 7% CAP return
$530k
4
Sales comparison
Partial preview
Sales approach indication
$624k
Weighted, 15 comps · high confidence
Evidence
15 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.4 mi away · 3,575 SF
14.7 mi away · 3,000 SF
15.3 mi away · 2,790 SF
15.4 mi away · 4,000 SF
15.5 mi away · 4,014 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$645k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 314 sales
$169
+9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $184/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+11%
vs current-use indication
Commercial (general) · current use
Office Building
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 15 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.70%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.70%
9.0%
NOI (est.)
$37k *
Last sale · Jan 2020
$530k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$651k
Move the market yield to see immediate price impact.
Value / SF
$186
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
5.20%5.70%6.20%
$33k
$642k
$586k
$539k
$37k
$713k
$651k
$598k
$41k
$785k
$716k
$658k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
15 found
High confidence · county-verified
Closest comparable
$730k
0.0 mi · Jan 2026 · $170/SF
Property tax & assessments
Property tax & assessments
Assessed value
$359,400
Assessed 2023
Previous assessed
$359,400
+0.0% YoY
Assessed land
$66,300
Assessed improvement
$293,100
Land market value
$93,380
Improvement market value
$412,817
Total market value
$506,197
Applied tax rate
513,203.0000
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 Sale
Year built
1890
Heating
HOT WATER
Stories
3
Bathrooms
5
Total area
3,504 SF
Lot
0.36 ac (15,682 SF)
APN
513200 88.69-8-23
UPID
US63-6082227
Jurisdiction
ULSTER
Zoning & alternative use
Zoning · permitted uses
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
1890
Heating
HOT WATER
Stories
3
Bathrooms
5
Lot
0.36 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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