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Property profile & analytics
OFF-MARKET
Estimated value
$2,425,000
Investment properties
2 Overlook Ter Yonkers, NY 10701
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0340674
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1927
Total area
12,544 SF
Lot
0.08 ac (3,485 SF)
Zoning code
A
APN
551800 2.-2018-31
UPID
US63-0340674
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
-
2 Overlook Terrace Garage Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$2.43M
Owner & transaction history
15 Locust Hill Ave LLC · 2 yrs held
15 Locust Hill Ave LLC
since 2023
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
A · Yonkers, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.8M
+23.3%
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 Yonkers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yonkers 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
$2,415,000
ML approach
$2,585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,085,000
Current use
WAREHOUSE, STORAGE
$3,800,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$2.43M
Range $2.18M – $2.67M · ±10% · vs last sale $2.35M (Oct 4 2023)
Last sale anchor
$2.35M
Oct 4 2023
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
$193 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$17,180
Tax year 2020
Assessed value
$16,000
Assessed 2023
Previous assessed
$16,000
+0.0% YoY
Effective rate
107.38%
On assessed value
Assessed land
$4,100
Assessed improvement
$11,900
Land market value
$229,050
Improvement market value
$664,804
Total market value
$893,854
Applied tax rate
551,800.0000
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
1927
Heating
NONE
Buildings
1
Stories
4
Total area
12,544 SF
Lot
0.08 ac (3,485 SF)
Zoning code
A
APN
551800 2.-2018-31
UPID
US63-0340674
Jurisdiction
WESTCHESTER
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
A · Yonkers, NY
Zoning A · permitted uses
A · Yonkers, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Yonkers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$3.8M
COMMERCIAL (GENERAL) Current
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
1927
Heating
NONE
Stories
4
Buildings
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
15 Locust Hill Ave LLC
Entity
Mailing address
255 GLN CV RD, CARLE PLACE, NY 11514-1207
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2023
$2,350,000
15 Locust Hill Ave LLC
157 Freeport LLC
Bargain And Sale Deed
$1,778,000 · Orange Bank & Trust Co
Jun 23, 2023
—
85 82 Elliot LLC
15 Locust Hill LLC
Bargain And Sale Deed
—
Jan 12, 2006
$1,680,000
15 Locust Hill LLC
2 Overlook Realty Corp
Grant Deed
$368,127 · Independence Community Bank
May 7, 2001
$680,000
2 Overlook Realty Corp
15 Locust Hill Corp
Grant Deed
$525,000 · Community Preservation Corp
—
—
15 Locust Hill LLC
—
Deed Of Trust
related
$496,664 · Flushing Bk
—
—
15 Locust Hill LLC
—
Loan Modification
related
$1,600,000 · Flushing Bk
—
—
2 Overlook Realty Corp
—
Deed Of Trust
related
$538,380 · Independence Community 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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