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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Automotive properties
11125 State Rte 22 Comstock, NY 12821
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-3151550
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1980
Total area
5,000 SF
Lot
5.76 ac (250,906 SF)
Zoning code
01 - NOT ZONED
APN
532889 96.-1-34.2
UPID
US63-3151550
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
$360k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$417k
Blend (final)
Blend
$505k
Owner & transaction history
Ta Propety Group LLC · 1 yrs held
Ta Propety Group LLC
since 2025
Last sale
$500,000
2 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Comstock, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$635,000
+67.4%
Retail stores
$620,000
+63.7%
Office building
$515,000
+35.7%
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 Comstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Comstock 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
$510,000
ML approach
$360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$380,000
Current use
RESTAURANT
$635,000
Change: +67% · Conversion: Difficult
RETAIL STORES
$620,000
Change: +64% · Conversion: Difficult
OFFICE BUILDING
$515,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$440,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $500k (Jan 24 2025)
Last sale anchor
$500k
Jan 24 2025
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
$101 / 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
$319,220
Assessed 2023
Previous assessed
$319,220
+0.0% YoY
Assessed land
$84,100
Assessed improvement
$235,120
Land market value
$112,133
Improvement market value
$313,494
Total market value
$425,627
Applied tax rate
532,802.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
5,000 SF
Lot
5.76 ac (250,906 SF)
Zoning code
01 - NOT ZONED
APN
532889 96.-1-34.2
UPID
US63-3151550
Jurisdiction
WASHINGTON
Zoning & alternative use
01 - NOT ZONED · Comstock, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Comstock, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Comstock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$380,000
RESTAURANT
Est. value
$635,000
RETAIL STORES
Est. value
$620,000
OFFICE BUILDING
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$440,000
AUTO REPAIR, GARAGE Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1980
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.76 ac
Current owner
From public records · entity-resolved
Ta Propety Group LLC
Entity
Free & Clear · 1 yrs held
Mailing address
684 PORTLAND ST, ST JOHNSBURY, VT 05819-2060
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2025
$500,000
Ta Propety Group LLC
Rhtl Partners LLC
Warranty Deed
—
Oct 28, 2021
$93,424
Rhtk Partners LLC
Robert J Vittengl
Warranty 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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