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Property profile & analytics
OFF-MARKET
Estimated value
$13,385,000
Office buildings
1783 Rte 9th 9 Halfmoon, NY 12065-2467
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-5278126
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2016
Total area
59,698 SF
Lot
5.2 ac (226,512 SF)
Zoning code
05 - COMMERCIAL
APN
412400 266.3-2-17
UPID
US63-5278126
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
$13.25M
Comparable Approach
Comparable
$10.29M
Blend (final)
Blend
$13.39M
Owner & transaction history
Columbia Cprt9 LLC · 10 yrs held
Columbia Cprt9 LLC
since 2015
Last sale
$15.0M
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Halfmoon, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.0M
+22.5%
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 Halfmoon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Halfmoon 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%
$14,355,000
6.5%
$13,250,000
7%
$12,305,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,025,000
Current use
RESTAURANT
$15,950,000
Change: +22% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,685,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$13.39M
Range $12.05M – $14.72M · ±10% · vs last sale $15.00M (Aug 21 2025)
Last sale anchor
$15.00M
Aug 21 2025
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
$224 / 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
$3,360,000
Assessed 2023
Previous assessed
$3,360,000
+0.0% YoY
Assessed land
$320,600
Assessed improvement
$3,039,400
Land market value
$822,051
Improvement market value
$7,793,334
Total market value
$8,615,385
Applied tax rate
412,402.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2016
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
59,698 SF
Lot
5.2 ac (226,512 SF)
Zoning code
05 - COMMERCIAL
APN
412400 266.3-2-17
UPID
US63-5278126
Jurisdiction
SARATOGA
Zoning & alternative use
05 - COMMERCIAL · Halfmoon, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Halfmoon, 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
OFFICE BUILDING Current
Est. value
$13.0M
RESTAURANT
Est. value
$16.0M
COMMERCIAL (GENERAL)
Est. value
$11.7M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2016
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
5.2 ac
Current owner
From public records · entity-resolved
Columbia Cprt9 LLC
Entity
Free & Clear · 10 yrs held
Mailing address
302 WASHINGTON AVE, ALBANY, NY 12203-1027
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2015
—
Columbia Cprt9 LLC
—
Grant Deed
related
$12,500,000 · Liberty Bk
Oct 9, 2015
$1,375,000
Columbia Cprt9 LLC
Ceh LLC
Grant Deed
—
—
—
Columbia Cprt9 LLC
—
Deed Of Trust
related
$12,500,000 · Liberty 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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