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146 N Main St, Spring Valley, NY 10977
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Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1998
Total area
5,066 SF
Lot
0.46 ac (20,038 SF)
Zoning code
05 - COMMERCIAL
APN
392605 57.23-1-25
UPID
US63-2286560
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gas Station
-
Gas Station
-
Food Market Restaurant
-
Gas Station
-
Gas Station
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.61M
Blend (final)
Blend
$3.71M
Owner & transaction history
since 2022
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Spring Valley, NY
Top alternative use upside
Office building
$4.3M
+47.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.71M
Value range
$3.33M – $4.08M
±10% around blend
Estimated value / SF
$731 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
Income certainty
100
$3.33M
blend $3.71M
$4.08M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,066 SF
Lot area
0.46 ac
Year built
1998
Stories
1
APN
392605 57.23-1-25
Zoning
05 - COMMERCIAL
Assessed value
$175,000
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.40M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.1 mi away · 5,223 SF
15.8 mi away · 5,000 SF
18.0 mi away · 4,536 SF
19.9 mi away · 6,076 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.71M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 44 sales
$574
+27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $731/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+48%
vs current-use indication
Auto Repair, Garage · current use
Commercial (general)
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
3.66%
Selected cap rate for this auto shops
Derived from the Spring Valley market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.66%
9.0%
NOI (est.)
$234k *
Last sale · Jan 2022
$2.60M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.41M
Move the market yield to see immediate price impact.
Value / SF
$1,265
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.16%3.66%4.16%
$211k
$6.68M
$5.77M
$5.07M
$234k
$7.42M
$6.41M
$5.64M
$258k
$8.16M
$7.05M
$6.20M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.24M
6.6 mi · Jan 2026 · $274/SF
Property tax & assessments
Property tax & assessments
Assessed value
$175,000
Assessed 2023
Previous assessed
$175,000
+0.0% YoY
Assessed land
$28,000
Assessed improvement
$147,000
Land market value
$12,320
Improvement market value
$64,680
Total market value
$77,000
Applied tax rate
392,602.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
For Sale
Year built
1998
Heating
NONE
Buildings
1
Stories
1
Total area
5,066 SF
Lot
0.46 ac (20,038 SF)
Zoning code
05 - COMMERCIAL
APN
392605 57.23-1-25
UPID
US63-2286560
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
05 - COMMERCIAL · Spring Valley, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Spring Valley, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Stories
1
Buildings
1
Lot
0.46 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Spring Valley, NY
Recorded code
05 - COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 05 - COMMERCIAL in Spring Valley, NY.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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