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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
172 Main St Saugerties, NY 12477-1316
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-5239562
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Total area
2,977 SF
Lot
0.39 ac (16,988 SF)
Zoning code
5
APN
514801 18.247-5-6
UPID
US63-5239562
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
-
Konrad Peter Production Facility Feed Store
-
Dr. Debra A. Koehn, DMD Dental Office
-
Debra A. Koehn, DMD Dental Office
-
Upstate Massage therapy Alternative Medicine Practice
-
Kelli Gilmore, LCSWR, CASAC Psychotherapist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$560k
CAP Approach
CAP
$485k
Comparable Approach
Comparable
$582k
Blend (final)
Blend
$560k
Owner & transaction history
Justin Sawyerfletcher · 4 yrs held
Justin Sawyerfletcher
since 2022
Last sale
$550,000
4 recorded transactions
Zoning & alternative use
5 · Saugerties, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$560,000
+21.8%
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 Saugerties submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saugerties 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
$610,000
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
$525,000
6.5%
$485,000
7%
$450,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$460,000
Current use
AUTO REPAIR, GARAGE
$560,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$405,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $550k (Jan 14 2022)
Last sale anchor
$550k
Jan 14 2022
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
$188 / 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
$451,500
Assessed 2023
Previous assessed
$392,500
+15.0% YoY
Assessed land
$98,000
Assessed improvement
$353,500
Land market value
$98,000
Improvement market value
$353,500
Total market value
$451,500
Applied tax rate
514,801.0000
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
1890
Heating
HOT WATER
Stories
2
Bathrooms
2
Total area
2,977 SF
Lot
0.39 ac (16,988 SF)
Zoning code
5
APN
514801 18.247-5-6
UPID
US63-5239562
Jurisdiction
ULSTER
Zoning & alternative use
5 · Saugerties, NYZoning 5 · permitted uses
5 · Saugerties, 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
COMMERCIAL (GENERAL) Current
Est. value
$460,000
AUTO REPAIR, GARAGE
Est. value
$560,000
OFFICE BUILDING
Est. value
$405,000
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
1890
Heating
HOT WATER
Stories
2
Bathrooms
2
Lot
0.39 ac
Current owner
From public records · entity-resolved
Justin Sawyerfletcher
Individual
Mailing address
172 MAIN ST, SAUGERTIES, NY 12477-1316
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2022
$550,000
Justin Sawyerfletcher
Mark J Colligan
Deed
—
Jun 11, 2007
—
Debra A Koehn
Colligan,mark J
Grant Deed
related
—
Jun 8, 2006
$250,000
Mark J Colligan
Ash,jon F
Grant Deed
$200,000 · Rondout Savings Bank
Oct 5, 2005
—
Jon F Ash
Ash,herman R
Quit Claim Deed
related
—
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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