Individually Owned 
For Sale
$259,900
117 Marys Ave,Unit 104, Kingston, NY 12401
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Property summary
AI-generated overview
The property is a medical office building configured as a condominium complex with 9 individual condo units. The first-floor unit totals 1,239 square feet and includes a waiting room, office space, two to three exam rooms, and two restrooms, with one restroom located within the physician’s private office. The physician’s office also includes a kitchenette area and a storage closet. The unit has had new flooring and includes a rooftop HVAC heat pump system. Parking is provided via two garage parking areas, and the interior layout is arranged for small medical professional use.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1994
Total area
24,992 SF
Lot
0.01 ac (436 SF)
Zoning code
R-1
APN
510800 56.33-4-36.104
UPID
US63-0130038
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$739k
Blend (final)
Blend
$1.16M
Owner & transaction history
since 2005
1 recorded transaction
Zoning & alternative use
R-1 · Kingston, NY
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.16M
Value range
$1.04M – $1.27M
±10% around blend
Estimated value / SF
$46 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$1.04M
blend $1.16M
$1.27M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
24,992 SF
Lot area
0.01 ac
Year built
1994
Stories
3
APN
510800 56.33-4-36.104
Zoning
R-1
Assessed value
$128,000
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$739k
Range $739k – $2.99M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.16M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 44 sales
$125
-63%
Submarket 44 sales
$125
-63%
County 68 sales
$136
-66%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $46/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
8.39%
Selected cap rate for this office buildings
Derived from the Kingston market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.39%
9.0%
NOI (est.)
$22k *
* 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$260k
Move the market yield to see immediate price impact.
Value / SF
$10
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
7.89%8.39%8.89%
$20k
$249k
$234k
$221k
$22k
$276k
$260k
$245k
$24k
$304k
$286k
$270k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$128,000
Assessed 2023
Previous assessed
$128,000
+0.0% YoY
Assessed improvement
$128,000
Improvement market value
$209,836
Total market value
$209,836
Applied tax rate
510,800.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1994
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
24,992 SF
Lot
0.01 ac (436 SF)
Zoning code
R-1
APN
510800 56.33-4-36.104
UPID
US63-0130038
Jurisdiction
ULSTER
Zoning & alternative use
R-1 · Kingston, NYZoning R-1 · permitted uses
R-1 · Kingston, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1994
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
0.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R-1
Jurisdiction
Kingston, NY
Recorded code
R-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-1 in Kingston, NY.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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