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Property profile & analytics
OFF-MARKET
Estimated value
$16,870,000
Sports & entertainment properties
18 College Rd, Monsey, NY 10952-2852
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-1342314
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1980
Total area
127,063 SF
Lot
10.97 ac (477,853 SF)
Zoning code
LO
APN
392689 56.10-2-29
UPID
US63-1342314
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
-
Uniform Headquarters Monsey (Bike/Boat/Book/etc) Store
-
Jump In Swim School Tutoring Service
-
Rayim Cheder Tutoring Service Training Center
-
Chaveirim of rockland hq Association Or Organization
-
rents 'n tents Rental Equipment Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.87M
Owner & transaction history
Horton Gateway LLC · 5 yrs held
Horton Gateway LLC
since 2021
Last sale
$18.0M
5 recorded transactions
Zoning & alternative use
LO · Monsey, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$26.5M
+107.2%
Restaurant
$24.6M
+92.4%
Auto repair, garage
$21.2M
+65.9%
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 Monsey submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monsey 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
$14,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$12,795,000
Current use
COMMERCIAL (GENERAL)
$26,510,000
Change: +107% · Conversion: Difficult
RESTAURANT
$24,615,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,230,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$17,465,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$16,285,000
Change: +27% · Conversion: Difficult
WAREHOUSE, STORAGE
$11,740,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$16.87M
Range $15.18M – $18.56M · ±10% · vs last sale $18.00M (Mar 5 2021)
Last sale anchor
$18.00M
Mar 5 2021
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
$133 / 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
$500,000
Assessed 2023
Previous assessed
$500,000
+0.0% YoY
Assessed land
$185,800
Assessed improvement
$314,200
Land market value
$540,121
Improvement market value
$913,379
Total market value
$1,453,500
Applied tax rate
392,602.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
127,063 SF
Lot
10.97 ac (477,853 SF)
Zoning code
LO
APN
392689 56.10-2-29
UPID
US63-1342314
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
LO · Monsey, NY
Zoning LO · permitted uses
LO · Monsey, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monsey. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$12.8M
COMMERCIAL (GENERAL)
Est. value
$26.5M
RESTAURANT
Est. value
$24.6M
AUTO REPAIR, GARAGE
Est. value
$21.2M
OFFICE BUILDING
Est. value
$17.5M
RETAIL STORES
Est. value
$16.3M
WAREHOUSE, STORAGE
Est. value
$11.7M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
10.97 ac
Current owner
From public records · entity-resolved
Horton Gateway LLC
Entity
Mailing address
1 EXECUTIVE BLVD, SUFFERN, NY 10901-4180
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2021
$18,000,000
Horton Gateway LLC
Z & G LLC
Deed
$6,737,623 · Cross River Bank
Mar 5, 2021
—
Horton Gateway LLC
Horton Gateway LLC
Intrafamily Transfer
related
—
—
—
Z & G LLC
—
Deed Of Trust
related
$2,096,157 · Hudson Valley Bank
—
—
Z & G LLC
—
Deed Of Trust
related
$403,842 · Hudson Valley Bank
—
—
Z & G LLC
—
Deed Of Trust
related
$438,612 · Union State Bank
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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