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Property profile & analytics
OFF-MARKET
Estimated value
$26,065,000
Retail residential properties
190 Bch 69th St, Far Rockaway, NY 11692-1279
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US63-5084461
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2017
Total area
145,883 SF
Lot
1.29 ac (56,149 SF)
Zoning code
R6
APN
15939-0103
UPID
US63-5084461
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
-
The Tides at Arverne by the Sea Apartment Building
-
Pilot House Bar & Grill Bar & Pub Restaurant
-
Arverne by the Sea Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$28.89M
Comparable Approach
Comparable
$16.57M
Blend (final)
Blend
$26.07M
Owner & transaction history
Benjamin Beechwood Tides LLC · 8 yrs held
Benjamin Beechwood Tides LLC
since 2017
4 recorded transactions
Zoning & alternative use
R6 · Far Rockaway, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Far Rockaway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Far Rockaway 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%
$31,290,000
6.5%
$28,885,000
7%
$26,820,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$40,830,000
Current use
Blend value · Realmo final
$26.07M
Range $23.46M – $28.67M · ±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
$179 / 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
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$157,919
Tax year 2024
Assessed value
$17,667,000
Assessed 2024
Previous assessed
$17,761,950
-0.5% YoY
Effective rate
0.89%
On assessed value
Assessed land
$1,263,150
Assessed improvement
$16,403,850
Land market value
$3,368,000
Improvement market value
$35,892,000
Total market value
$39,260,000
Applied tax rate
2.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2017
Heating
NONE
Buildings
1
Stories
7
Units
127
Total area
145,883 SF
Lot
1.29 ac (56,149 SF)
Zoning code
R6
APN
15939-0103
UPID
US63-5084461
Jurisdiction
QUEENS
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6 · Far Rockaway, NY
Zoning R6 · permitted uses
R6 · Far Rockaway, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Far Rockaway. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$40.8M
COMMERCIAL (GENERAL) Current
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
2017
Heating
NONE
Stories
7
Buildings
1
Units
127
Lot
1.29 ac
Current owner
From public records · entity-resolved
Benjamin Beechwood Tides LLC
Entity
Mailing address
377 OAK ST, GARDEN CITY, NY 11530-6553
Ownership since
2017
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
Apr 7, 2020
—
Benjamin Beechwood Tides LLC
—
Deed
related
$41,000,000 · Capital One NA
Oct 24, 2018
—
Benjamin Beechwood Tides LLC
—
Loan Modification
related
$45,000,000 · Kref Cap LLC
Jul 27, 2017
—
Benjamin Beechwood Tides LLC
Benjamin Beechwood Ocean Way LLC
Deed
$28,291,817 · Peoples United Bank, National Assoc
—
—
Benjamin Beechwood Tides LLC
—
Loan Modification
related
$41,000,000 · Capital One NA
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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