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Property profile & analytics
OFF-MARKET
Estimated value
$2,325,000
Golf courses & driving ranges
2009 Rte 9th 2015 Garrison, NY 10524-4031
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-1305190
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
1960
Total area
17,158 SF
Lot
125.03 ac (5,446,307 SF)
Zoning code
R80
APN
372689 60.-1-59.2
UPID
US63-1305190
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.55M
Blend (final)
Blend
$2.33M
Owner & transaction history
Hvsf LLC · 1 yrs held
Hvsf LLC
since 2024
Last sale
$2.3M
2 recorded transactions
Zoning & alternative use
R80 · Garrison, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+7.8%
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 Garrison submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Garrison 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
$2,325,000
ML approach
$2,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$2,375,000
Current use
RESTAURANT
$2,560,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,065,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.33M
Range $2.09M – $2.56M · ±10% · vs last sale $2.33M (Oct 9 2024)
Last sale anchor
$2.33M
Oct 9 2024
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
$136 / 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
Assessed value
$3,553,200
Assessed 2023
Previous assessed
$3,553,200
+0.0% YoY
Assessed land
$2,039,900
Assessed improvement
$1,513,300
Land market value
$5,791,880
Improvement market value
$4,296,706
Total market value
$10,088,586
Applied tax rate
372,604.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
1960
Heating
HOT WATER
Cooling
PARTIAL
Buildings
7
Stories
2
Bathrooms
2
Total area
17,158 SF
Lot
125.03 ac (5,446,307 SF)
Zoning code
R80
APN
372689 60.-1-59.2
UPID
US63-1305190
Jurisdiction
PUTNAM
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R80 · Garrison, NY
Zoning R80 · permitted uses
R80 · Garrison, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Garrison. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$2.4M
RESTAURANT
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.1M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1960
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
7
Bathrooms
2
Lot
125.03 ac
Current owner
From public records · entity-resolved
Hvsf LLC
Entity
Free & Clear · 1 yrs held
Mailing address
20 NAZARETH WAY, GARRISON, NY 10524
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2024
$2,325,000
Hvsf LLC
Garrison Properties LLC
Bargain And Sale Deed
—
Oct 9, 2024
—
Hudson Highlands Land Trust INC
Hvsf LLC
Bargain And Sale Deed
—
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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