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Property profile & analytics
OFF-MARKET
Estimated value
$1,095,000
Turn key restaurants
117 Partition St, Saugerties, NY 12477-1589
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-6125567
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1930
Total area
4,469 SF
Lot
0.06 ac (2,614 SF)
Zoning code
05 - COMMERCIAL
APN
514801 18.263-3-21.100
UPID
US63-6125567
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
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$723k
Blend (final)
Blend
$1.10M
Owner & transaction history
Esopo Grande LLC · 3 yrs held
Esopo Grande LLC
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Saugerties, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Saugerties submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saugerties 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
$1,160,000
ML approach
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$875,000
Current use
AUTO REPAIR, GARAGE
$840,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $986k – $1.20M · ±10% · vs last sale $1.05M (Aug 26 2022)
Last sale anchor
$1.05M
Aug 26 2022
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
$245 / 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
$427,500
Assessed 2023
Previous assessed
$371,500
+15.1% YoY
Assessed land
$43,000
Assessed improvement
$384,500
Land market value
$43,000
Improvement market value
$384,500
Total market value
$427,500
Applied tax rate
514,801.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1930
Heating
NONE
Stories
3
Total area
4,469 SF
Lot
0.06 ac (2,614 SF)
Zoning code
05 - COMMERCIAL
APN
514801 18.263-3-21.100
UPID
US63-6125567
Jurisdiction
ULSTER
Zoning & alternative use
05 - COMMERCIAL · Saugerties, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Saugerties, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saugerties. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$840,000
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1930
Heating
NONE
Stories
3
Lot
0.06 ac
Current owner
From public records · entity-resolved
Esopo Grande LLC
Entity
Mailing address
59 WINDBOURNE LN, SAUGERTIES, NY 12477-3170
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
$105,000
Esopo Grande LLC
Michael Persico
Deed
$700,000 · Connectone Bank
Jun 25, 2021
—
Michael Persico
Mark E Burns
Deed
—
Sep 22, 2020
—
Michael Persico
Mark E Burns
Grant Deed
—
Jun 29, 2012
—
Mark E Burns
Burns,mark E
Quit Claim Deed
related
—
Mar 9, 2006
$50,000
Michael Persico
Persico,michael
Grant Deed
related
—
Aug 9, 2005
$400,000
Michael Persico
Dolls Holding Co INC
Grant Deed
$500,000 · Dolls Holding Co INC
Sep 25, 2002
—
M Nickolich
Stephen,n Est
Grant Deed
related
—
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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