Trust Owned 
For Lease
1 / 20
$3,000/Mo
169 Sickles Ave, Nyack, NY 10960
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Property summary
AI-generated overview
169 Sickles Ave in Nyack is a mixed-use corner-lot building totaling 3,826 square feet, configured as four separate income-producing units: three residential units and one commercial space. The commercial portion is located on the ground floor and is historically used as a deli. The residential units comprise two studio apartments and one two-bedroom residence; the two downstairs residential units are structured in a way that could allow combination into a larger unit. The site includes a parking lot that accommodates more than 10 vehicles and benefits from street visibility and signage potential. The building is positioned directly across the street from Montefiore Nyack Hospital and is located in a zoning district that allows mixed residential and commercial uses, with R-1 zoning supporting combinations of retail, personal service, and multifamily residential uses. Utilities are segregated by unit, with three separate gas and electric meters. The property’s corner location and zoning classification indicate potential for future development, with the site described as capable of supporting a significantly larger rental unit count subject to approvals and variances.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1977
Total area
2,552 SF
Lot
0.22 ac (9,583 SF)
Zoning code
R-1
APN
392403 65.36-2-1
UPID
US63-0328447
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$375k
Owner & transaction history
since 2017
6 recorded transactions
Zoning & alternative use
R-1 · Nyack, NY
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.
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 8 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$375k
Value range
$338k – $413k
±10% around blend
Estimated value / SF
$147 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
80
Income certainty
100
$338k
blend $375k
$413k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,552 SF
Lot area
0.22 ac
Year built
1977
Stories
2
APN
392403 65.36-2-1
Zoning
R-1
Assessed value
$186,600
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
$639k
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.5 mi away · 2,763 SF
5.3 mi away · 1,852 SF
7.7 mi away · 3,184 SF
8.1 mi away · 2,535 SF
8.2 mi away · 2,912 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$375k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 26 sales
$386
-62%
Submarket 26 sales
$386
-62%
County 215 sales
$367
-60%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $147/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$234k
Move the market yield to see immediate price impact.
Value / SF
$92
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
5.00%7.00%9.00%
$15k
$295k
$211k
$164k
$16k
$328k
$234k
$182k
$18k
$361k
$258k
$200k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$300k
3.7 mi · Nov 2025 · $139/SF
Property tax & assessments
Property tax & assessments
Assessed value
$186,600
Assessed 2023
Previous assessed
$186,600
+0.0% YoY
Assessed land
$63,200
Assessed improvement
$123,400
Land market value
$177,379
Improvement market value
$346,337
Total market value
$523,716
Applied tax rate
392,404.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1977
Heating
NONE
Buildings
1
Stories
2
Total area
2,552 SF
Lot
0.22 ac (9,583 SF)
Zoning code
R-1
APN
392403 65.36-2-1
UPID
US63-0328447
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R-1 · Nyack, NYZoning R-1 · permitted uses
R-1 · Nyack, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1977
Heating
NONE
Stories
2
Buildings
1
Lot
0.22 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R-1
Jurisdiction
Nyack, NY
Recorded code
R-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-1 in Nyack, 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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