Entity Owned Property summary
AI-generated overview
Mixed-use property totaling 5,676 square feet on a 0.11-acre lot in Sparkill, Rockland County, located within the dining and arts district near commuter access and with easy pedestrian and vehicle approach. The building is configured with a restaurant space featuring a commercial kitchen, bar infrastructure, dining areas with service stations, and back-of-house facilities; the restaurant layout is supported by permits and approvals. A Union Arts Center is incorporated on the second floor as a flexible performance and gallery venue, used for concerts, exhibitions, recitals, community gatherings, and private events. Interior finishes include an industrial-chic aesthetic with art deco-style lighting, tin ceilings, and modern textures. The property includes spaces that support event rentals, ticketed performances, gallery exhibitions, and private functions, in addition to restaurant operations.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Total area
5,676 SF
Lot
0.11 ac (4,792 SF)
Zoning code
CS
APN
392489 77.08-5-16
UPID
US63-1035671
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Medical Clinic Alternative Medicine Practice
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$2.13M
Owner & transaction history
since 2022
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
CS · Sparkill, NY
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.13M
Value range
$1.92M – $2.34M
±10% around blend
Estimated value / SF
$375 / SF
Confidence
High
12 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$1.92M
blend $2.13M
$2.34M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,676 SF
Lot area
0.11 ac
Year built
1960
Stories
2
APN
392489 77.08-5-16
Zoning
CS
Assessed value
$238,500
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.70M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.0 mi away · 4,436 SF
4.1 mi away · 4,000 SF
4.1 mi away · 5,937 SF
4.9 mi away · 4,695 SF
5.9 mi away · 4,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.13M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 215 sales
$367
+2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $375/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
2.20%
Implied, in-place cap rate for this other investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$105k *
Last sale · Jun 2022
$1.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.76M
Move the market yield to see immediate price impact.
Value / SF
$838
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.70%2.20%2.70%
$94k
$5.54M
$4.28M
$3.49M
$105k
$6.16M
$4.76M
$3.88M
$115k
$6.77M
$5.23M
$4.26M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$2.10M
2.0 mi · Jan 2026 · $292/SF
Property tax & assessments
Property tax & assessments
Assessed value
$238,500
Assessed 2023
Previous assessed
$238,500
+0.0% YoY
Assessed land
$16,700
Assessed improvement
$221,800
Land market value
$46,871
Improvement market value
$622,509
Total market value
$669,380
Applied tax rate
392,401.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1960
Heating
NONE
Buildings
1
Stories
2
Total area
5,676 SF
Lot
0.11 ac (4,792 SF)
Zoning code
CS
APN
392489 77.08-5-16
UPID
US63-1035671
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CS · Sparkill, NYZoning CS · permitted uses
CS · Sparkill, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Stories
2
Buildings
1
Lot
0.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CS
Jurisdiction
Sparkill, NY
Recorded code
CS
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Debt & historyRecorded loans and transaction history
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