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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Investment properties
164 Main St, New Paltz, NY 12561-1118
Individually Owned
28-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2563638
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Total area
3,337 SF
Lot
0.08 ac (3,485 SF)
Zoning code
B2
APN
513801 86.34-11-1
UPID
US63-2563638
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
-
Sophie Studios Recording Studio
-
Pickled Pig Deli Food Market Restaurant
-
Russo's Italian Deli Food Market Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$753k
Blend (final)
Blend
$555k
Owner & transaction history
Bruno Hoffmann · 28 yrs held
Bruno Hoffmann
since 1997
7 recorded transactions
Zoning & alternative use
B2 · New Paltz, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$630,000
+11.1%
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 New Paltz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Paltz 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%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$565,000
Current use
AUTO REPAIR, GARAGE
$630,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$455,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$166 / 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
Property tax & assessments
Assessed value
$539,800
Assessed 2023
Previous assessed
$337,800
+59.8% YoY
Assessed land
$22,000
Assessed improvement
$517,800
Land market value
$33,333
Improvement market value
$784,546
Total market value
$817,879
Applied tax rate
513,801.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1965
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
3,337 SF
Lot
0.08 ac (3,485 SF)
Zoning code
B2
APN
513801 86.34-11-1
UPID
US63-2563638
Jurisdiction
ULSTER
Zoning & alternative use
B2 · New Paltz, NY
Zoning B2 · permitted uses
B2 · New Paltz, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Paltz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$565,000
AUTO REPAIR, GARAGE
Est. value
$630,000
OFFICE BUILDING
Est. value
$455,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1965
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Bruno Hoffmann
Individual
Mailing address
6 OAK ST, NEW PALTZ, NY 12561-3717
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2022
—
Michael S Stepanovich
—
Deed
related
$500,000 · Hudson Valley FCU
Aug 20, 2018
—
164 Main St LLC
—
Deed
related
$260,000 · Rhinebeck Savings Bank
Sep 3, 2008
—
164 Main Street LLC
—
Trustees Deed
related
$75,000 · Ulster Savings Bank
Aug 28, 1997
$169,000
Bruno Hoffmann
George,doris A
Grant Deed
$110,000 · Island Mortgage Network INC
—
—
164 Main Street LLC
—
Deed Of Trust
related
$614,000 · Walden Savings Bank
—
—
164 Main Street LLC
—
Deed Of Trust
related
$596,250 · Rhinebeck Bank
—
—
164 Main Street LLC
—
Loan Modification
related
$746,276 · Rhinebeck Bk
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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