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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Investment properties
132 Main St, Gardiner, NY 12525-5245
Entity Owned
12-yr Hold
Free & Clear
Property ID
US63-0100090
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Total area
3,344 SF
Lot
0.15 ac (6,534 SF)
Zoning code
HM
APN
512400 93.68-2-19.100
UPID
US63-0100090
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
-
James J Suto Accounting & Tax Preparation Accounting Firm Tax Preparation
-
Farm Family Insurance an American National Company Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$345k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$694k
Blend (final)
Blend
$520k
Owner & transaction history
P & T Main Street LLC · 12 yrs held
P & T Main Street LLC
since 2014
2 recorded transactions
Zoning & alternative use
HM · Gardiner, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$630,000
+11.1%
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 Gardiner submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gardiner 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
by Request
ML approach
$345,000
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$565,000
Current use
AUTO REPAIR, GARAGE
$630,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$455,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10%
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
$156 / 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
$420,000
Assessed 2023
Previous assessed
$420,000
+0.0% YoY
Assessed land
$27,000
Assessed improvement
$393,000
Land market value
$40,299
Improvement market value
$586,567
Total market value
$626,866
Applied tax rate
513,801.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1960
Heating
NONE
Buildings
1
Stories
2
Total area
3,344 SF
Lot
0.15 ac (6,534 SF)
Zoning code
HM
APN
512400 93.68-2-19.100
UPID
US63-0100090
Jurisdiction
ULSTER
Zoning & alternative use
HM · Gardiner, NY
Zoning HM · permitted uses
HM · Gardiner, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gardiner. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$565,000
AUTO REPAIR, GARAGE
Est. value
$630,000
OFFICE BUILDING
Est. value
$455,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1960
Heating
NONE
Stories
2
Buildings
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
P & T Main Street LLC
Entity
Free & Clear · 12 yrs held
Mailing address
76 TRAPPS VW FARM RD, WALLKILL, NY 12589-3721
Ownership since
2014
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
Apr 25, 2014
$255,000
P & T Main Street LLC
Wae More LLC
Grant Deed
related
—
Apr 6, 2005
$250,000
Wae More LLC
Osgood,paul & Maryann
Grant Deed
$200,000 · Mid-hudson Valley FCU
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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