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Property profile & analytics
OFF-MARKET
Estimated value
$11,650,000
Grocery and convenience stores
142 State Rte 94th S, Warwick, NY 10990-3663
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-4323566
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2010
Total area
56,122 SF
Lot
22.7 ac (988,812 SF)
Zoning code
450
APN
335489 51-1-40.22
UPID
US63-4323566
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
$11.26M
CAP Approach
CAP
$10.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.65M
Owner & transaction history
Uh Us Warwick 2019 LLC · 6 yrs held
Uh Us Warwick 2019 LLC
since 2020
Last sale
$15.5M
3 recorded transactions
Zoning & alternative use
450 · Warwick, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.3M
+49.2%
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 Warwick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warwick 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
$11,260,000
CAP Approach
CAP Return
Estimation
6%
$11,385,000
6.5%
$10,510,000
7%
$9,760,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,580,000
Current use
RESTAURANT
$17,280,000
Change: +49% · Conversion: Easy
OFFICE BUILDING
$10,680,000
Change: -8% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,200,000
Change: -12% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,370,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$11.65M
Range $10.49M – $12.82M · ±10% · vs last sale $15.50M (Mar 31 2020)
Last sale anchor
$15.50M
Mar 31 2020
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
$208 / 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
Assessed value
$1,209,000
Assessed 2023
Previous assessed
$1,209,000
+0.0% YoY
Assessed land
$125,700
Assessed improvement
$1,083,300
Land market value
$1,358,922
Improvement market value
$11,711,378
Total market value
$13,070,300
Applied tax rate
335,401.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2010
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
56,122 SF
Lot
22.7 ac (988,812 SF)
Zoning code
450
APN
335489 51-1-40.22
UPID
US63-4323566
Jurisdiction
ORANGE
Zoning & alternative use
450 · Warwick, NY
Zoning 450 · permitted uses
450 · Warwick, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warwick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$11.6M
RESTAURANT
Est. value
$17.3M
OFFICE BUILDING
Est. value
$10.7M
COMMERCIAL (GENERAL)
Est. value
$10.2M
AUTO REPAIR, GARAGE
Est. value
$9.4M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2010
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
22.7 ac
Current owner
From public records · entity-resolved
Uh Us Warwick 2019 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
22 MAPLE AVE, MORRISTOWN, NJ 07960-5452
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2020
$20,050,000
Uh Us Warwick 2019 LLC
Warwick 2012 LLC
Grant Deed
related
—
Oct 25, 2013
$15,500,000
Warwick 2012 LLC
Fairgrounds LLC
Grant Deed
$7,750,000 · Peoples United Bank
Aug 12, 2011
—
Town Of Warwick
Fairgrounds LLC
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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