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Property profile & analytics
FOR LEASE
Grocery and convenience stores
149 Fairview Ave Hudson, NY 12534
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-2922976
For Lease
1 / 2
$1,725,000
149 Fairview Ave, Hudson, NY 12534
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2021
Total area
19,798 SF
Lot
3.74 ac (162,914 SF)
Zoning code
401
APN
104000 110.6-3-10.3
UPID
US63-2922976
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
-
McDonald's Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.73M
Owner & transaction history
Greenport Lnd P LLC · 5 yrs held
Greenport Lnd P LLC
since 2021
2 recorded transactions
Zoning & alternative use
401 · Hudson, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+100.2%
Commercial (general)
$2.1M
+85.5%
Auto repair, garage
$1.6M
+40.0%
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 Hudson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hudson 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,125,000
Current use
RESTAURANT
$2,250,000
Change: +100% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,085,000
Change: +86% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,575,000
Change: +40% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,235,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.73M
Range $1.55M – $1.90M · ±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
$87 / 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
$2,675,000
Assessed 2023
Previous assessed
$675,000
+296.3% YoY
Assessed land
$467,500
Assessed improvement
$2,207,500
Land market value
$584,375
Improvement market value
$2,759,375
Total market value
$3,343,750
Applied tax rate
100,600.0000
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
For Lease
Year built
2021
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
19,798 SF
Lot
3.74 ac (162,914 SF)
Zoning code
401
APN
104000 110.6-3-10.3
UPID
US63-2922976
Jurisdiction
COLUMBIA
Zoning & alternative use
401 · Hudson, NY
Zoning 401 · permitted uses
401 · Hudson, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hudson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
RESTAURANT
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2021
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.74 ac
Current owner
From public records · entity-resolved
Greenport Lnd P LLC
Entity
Mailing address
18 COMPUTER DR E, ALBANY, NY 12205-1289
Ownership since
2021
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
Jun 11, 2021
—
Greenport Lnd P LLC
Greenport Land P LLC
Warranty Deed
$2,468,260 · Capital Communications FCU
Oct 15, 2015
$735,000
Mcdonalds USA LLC
Locust Hill Farms & Dev Corp
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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