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Property profile & analytics
OFF-MARKET
Estimated value
$3,570,000
Strip malls
1505 Rte 22nd 1515 Brewster, NY 10509-4009
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-1663239
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1980
Total area
146,484 SF
Lot
23.06 ac (1,004,494 SF)
Zoning code
SR 22
APN
373089 46.-1-1.-1
UPID
US63-1663239
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.57M
Owner & transaction history
Ub Brewster LLC · 7 yrs held
Ub Brewster LLC
since 2018
7 recorded transactions
Zoning & alternative use
SR 22 · Brewster, 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 Brewster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brewster 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
NEIGHBORHOOD: SHOPPING CENTER
$5,630,000
Current use
WAREHOUSE, STORAGE
$4,855,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.57M
Range $3.21M – $3.93M · ±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
$24 / 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
Assessed value
$21,548,800
Assessed 2023
Previous assessed
$21,548,800
+0.0% YoY
Assessed land
$750,000
Assessed improvement
$20,798,800
Land market value
$750,000
Improvement market value
$20,798,800
Total market value
$21,548,800
Applied tax rate
373,001.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
146,484 SF
Lot
23.06 ac (1,004,494 SF)
Zoning code
SR 22
APN
373089 46.-1-1.-1
UPID
US63-1663239
Jurisdiction
PUTNAM
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
SR 22 · Brewster, NYZoning SR 22 · permitted uses
SR 22 · Brewster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1980
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
23.06 ac
Current owner
From public records · entity-resolved
Ub Brewster LLC
Entity
Free & Clear · 7 yrs held
Mailing address
321 RAILROAD AVE, GREENWICH, CT 06830-6389
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2019
—
Ub Brewster LLC
—
Grant Deed
related
$12,000,000 · Bank Of Ny Mellon
Dec 27, 2018
$12,000,000
Ub Brewster LLC
Csfb 2007-c4 Lakeview Plz Shop
Grant Deed
—
Nov 1, 2016
$36,441,326
Csfb 2007-c4 Lakeview Plaza Sh
Lakeview Plaza LLC
Grant Deed
—
Jun 15, 2007
—
Lakeview Plaza LLC
—
Deed Of Trust
related
$11,377,143 · Column Financial INC
—
—
A & P Live Better LLC
—
Deed Of Trust
related
$15,200,000 · J P Morgan Chase Bank
—
—
A & P Live Better LLC
—
Deed Of Trust
related
$198,410,000 · J P Morgan Chase Bank
—
—
A & P Live Better LLC
—
Deed Of Trust
related
$550,000,000 · Us Bank NA
—
—
A & P Live Better LLC
—
Deed Of Trust
related
$445,000,000 · Us Bank NA
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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