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Property profile & analytics
OFF-MARKET
Estimated value
$1,805,000
Grocery and convenience stores
198 Main St Highland Falls, NY 10928-1600
Entity Owned
Absentee Owner
Free & Clear
Property ID
US63-1246152
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1990
Total area
15,162 SF
Lot
2.4 ac (104,544 SF)
Zoning code
B-1
APN
333601 105-5-1
UPID
US63-1246152
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
-
MyTown Marketplace Inc Specialty Food Shop Supermarket
-
Coupon Express Inc Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.81M
Owner & transaction history
ETON CENTERS CO
ETON CENTERS CO
Zoning & alternative use
B-1 · Highland Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ltiple-Dwelling Residence. (6) R-5A District, Apartment, Multiple-Dwelling and Affordable Housing. (7) R-6 District, Apartment-Motel Residence. (8) R-MHC District, Mobile Home Court Residence. B. Business districts. (1) B-1 District, Village Business. (2) B-2 District, Highway Commercial. [1] Editor's Note: L.L. No. 1-2025 provided that "any application to d…
Zone name
Village Business
General category
CIVIC_INSTITUTIONAL
Zone area
43.22 ac
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 Highland Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland Falls 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,885,000
Change: -8% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,530,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.81M
Range $1.62M – $1.99M · ±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
$119 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$684,000
Assessed 2023
Previous assessed
$684,000
+0.0% YoY
Assessed land
$108,000
Assessed improvement
$576,000
Land market value
$155,732
Improvement market value
$830,568
Total market value
$986,300
Applied tax rate
333,601.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
15,162 SF
Lot
2.4 ac (104,544 SF)
Zoning code
B-1
APN
333601 105-5-1
UPID
US63-1246152
Jurisdiction
ORANGE
Zoning & alternative use
B-1 · Highland Falls, NYZoning B-1 · permitted uses
B-1 · Highland Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ltiple-Dwelling Residence. (6) R-5A District, Apartment, Multiple-Dwelling and Affordable Housing. (7) R-6 District, Apartment-Motel Residence. (8) R-MHC District, Mobile Home Court Residence. B. Business districts. (1) B-1 District, Village Business. (2) B-2 District, Highway Commercial. [1] Editor's Note: L.L. No. 1-2025 provided that "any application to develop property located in the B-3 zoning district that has received a Negative Dec
Zone name
Village Business
General category
CIVIC_INSTITUTIONAL
Zone area
43.22 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.4 ac
Current owner
From public records · entity-resolved
ETON CENTERS CO
Individual
Free & Clear · 0 yrs held
Mailing address
52 VANDERBILT AVE, NEW YORK, NY 10017-3808
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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