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Property profile & analytics
FOR SALE
Turn key restaurants
13 Horseshoe Lake Rd, Kauneonga Lake, NY 12749
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2026893
For Sale
1 / 34
$750,000
13 Horseshoe Lake Rd, Kauneonga Lake, NY 12749
View Listing →
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2003
Total area
1,932 SF
Lot
0.28 ac (12,408 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
482000 30.-3-7
UPID
US63-2026893
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
Current use
Occupant on record · Public records
-
Santorini Mix Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Fat Lady Enterprises LLC · 4 yrs held
Fat Lady Enterprises LLC
since 2022
Last sale
$585,000
7 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Kauneonga Lake, 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 Kauneonga Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kauneonga Lake 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
$520,000
ML approach
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $585k (Feb 7 2022)
Last sale anchor
$585k
Feb 7 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
$280 / 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
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$13,591
Tax year 2021
Assessed value
$210,000
Assessed 2023
Previous assessed
$210,000
+0.0% YoY
Effective rate
6.47%
On assessed value
Assessed land
$50,000
Assessed improvement
$160,000
Land market value
$127,238
Improvement market value
$407,162
Total market value
$534,400
Applied tax rate
484,601.0000
Comparables
4 recent transactions · within 1.5 miComparable in this city
4 recent transactions
Comparable in this City
Similar Nearby for Sale
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
For Sale
Year built
2003
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
1,932 SF
Lot
0.28 ac (12,408 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
482000 30.-3-7
UPID
US63-2026893
Jurisdiction
SULLIVAN
Zoning & alternative use
02 - SINGLE RESIDENCE · Kauneonga Lake, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Kauneonga Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kauneonga Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Fat Lady Enterprises LLC
Entity
Mailing address
11 FLAMINGO AVE, MONTAUK, NY 11954-5426
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
Feb 7, 2022
$585,000
Fat Lady Enterprises LLC
Fat Lady LLC
Deed
$292,500 · Dime Bank
Jun 13, 2019
—
Fat Lady LLC
—
Deed
related
$36,420 · Other Institutional Lenders
Jun 28, 2011
—
Fat Lady LLC
Yanka 2 LLC
Grant Deed
related
—
Mar 16, 2000
$50,000
Yankam Ltd
Tzigler,marton
Grant Deed
$40,000 · Seller
—
—
Fat Lady LLC
—
Deed Of Trust
related
$75,000 · Sullivan County Funding Corp
—
—
Fat Lady LLC
—
Deed Of Trust
related
$36,420 · Other Institutional Lenders
—
—
Yanka2 LLC
—
Deed Of Trust
related
$50,000 · Sullivan County
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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