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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Investment properties
1351 Nys Rte 86, Ray Brook, NY 12977
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-2056684
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1969
Total area
12,813 SF
Lot
5.8 ac (252,648 SF)
Zoning code
07 - MIXED
APN
154089 41.2-4-14.000
UPID
US63-2056684
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
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$710k
Blend (final)
Blend
$700k
Owner & transaction history
Adkstore Holdings LLC · 1 yrs held
Adkstore Holdings LLC
since 2024
Last sale
$700,000
4 recorded transactions
Zoning & alternative use
07 - MIXED · Ray Brook, 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 Ray Brook submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ray Brook 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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,120,000
Current use
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Aug 15 2024)
Last sale anchor
$700k
Aug 15 2024
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
$55 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$7,727
Tax year 2020
Assessed value
$610,000
Assessed 2023
Previous assessed
$575,000
+6.1% YoY
Effective rate
1.27%
On assessed value
Assessed land
$294,000
Assessed improvement
$316,000
Land market value
$294,000
Improvement market value
$316,000
Total market value
$610,000
Applied tax rate
164,601.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1969
Heating
NONE
Buildings
1
Stories
1
Total area
12,813 SF
Lot
5.8 ac (252,648 SF)
Zoning code
07 - MIXED
APN
154089 41.2-4-14.000
UPID
US63-2056684
Jurisdiction
ESSEX
Zoning & alternative use
07 - MIXED · Ray Brook, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · Ray Brook, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ray Brook. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
1969
Heating
NONE
Stories
1
Buildings
1
Lot
5.8 ac
Current owner
From public records · entity-resolved
Adkstore Holdings LLC
Entity
Mailing address
2024 PO BOX 243RD AVE, RAINBOW LAKE, NY 12976-0243
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2024
$700,000
Adkstore Holdings LLC
Grce Ss Holdings LLC
Deed
$1,375,000 · Newtek Bank NA
Dec 9, 2021
—
Grcess Holdings LLC
English Dori Re LLC
Warranty Deed
—
Sep 10, 2014
$105,000
Mountain Air Holdings LLC
Raybrookstar LLC
Deed
—
May 8, 2009
—
Raybrookstar, LLC
Starnet Design And Litho
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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