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Property profile & analytics
OFF-MARKET
Estimated value
$2,885,000
Office buildings
2040 Victory Blvd Staten Island, NY 10314-3525
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-6027196
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1979
Total area
7,393 SF
Lot
0.27 ac (11,889 SF)
Zoning code
R3-2
APN
00724-0010
UPID
US63-6027196
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
-
Anthony P Palumbo Attorney At Law Law Firm
-
Menicucci Villa Cilmi PLLC Law Firm
-
Menicucci Villa Panzella Calcagno, PLLC Law Firm
-
Brendan T. Lantry, Esq. Law Firm
-
Halal Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.67M
CAP Approach
CAP
$3.11M
Comparable Approach
Comparable
$2.92M
Blend (final)
Blend
$2.89M
Owner & transaction history
373 Cold Water LLC · 3 yrs held
373 Cold Water LLC
since 2022
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
R3-2 · Staten Island, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.6M
+17.3%
Retail stores
$2.5M
+11.1%
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 Staten Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Staten Island 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
$2,605,000
ML approach
$2,665,000
CAP Approach
CAP Return
Estimation
6%
$3,365,000
6.5%
$3,110,000
7%
$2,885,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,215,000
Current use
AUTO REPAIR, GARAGE
$2,595,000
Change: +17% · Conversion: Difficult
RETAIL STORES
$2,460,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,100,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$2.89M
Range $2.60M – $3.17M · ±10% · vs last sale $3.00M (Sep 2 2022)
Last sale anchor
$3.00M
Sep 2 2022
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
$390 / 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
$71,501
Tax year 2024
Assessed value
$675,050
Assessed 2024
Previous assessed
$691,520
-2.4% YoY
Effective rate
10.59%
On assessed value
Assessed land
$160,650
Assessed improvement
$514,400
Land market value
$357,000
Improvement market value
$1,247,000
Total market value
$1,604,000
Applied tax rate
4.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1979
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
7,393 SF
Lot
0.27 ac (11,889 SF)
Zoning code
R3-2
APN
00724-0010
UPID
US63-6027196
Jurisdiction
RICHMOND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R3-2 · Staten Island, NY
Zoning R3-2 · permitted uses
R3-2 · Staten Island, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Staten Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1979
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
373 Cold Water LLC
Entity
Mailing address
80 BAY ST LNDG APT 10N, STATEN ISLAND, NY 10301-2551
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
$3,000,000
373 Cold Water LLC
Morgan Properties LLC
Bargain And Sale Deed
$700,000 · Morgan Properties LLC
Jul 18, 2019
—
Morgan Properties LLC
—
Trustees Deed
related
$394,023 · Empire St Bk
Jul 12, 2019
—
Meier Building LLC
—
Loan Modification
related
$1,065,023 · Empire St Bk
Mar 5, 2018
—
Meier Building LLC
—
Loan Modification
related
$650,000 · Rosario Carracci LLC
Apr 14, 2003
$1,335,000
Morgan Properties LLC
Rampulla,lawrence
Grant Deed
$600,000 · Si Bank & Trust
Apr 14, 2003
$200,000
Morgan Properties LLC
Rampulla,lawrence
Grant Deed
—
—
—
Morgan Properties LLC
—
Loan Modification
related
$900,000 · Bcb Cmnty Bk
—
—
Morgan Properties LLC
—
Deed Of Trust
related
$900,000 · Richmond County Savings Bank
—
—
Meier Building LLC
—
Deed Of Trust
related
$200,000 · Rosario Caracci LLC
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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