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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Turn key restaurants
207 Boices Ln, Kingston, NY 12401-1043
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-0374659
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1970
Total area
7,314 SF
Lot
0.56 ac (24,380 SF)
Zoning code
34
APN
515400 48.7-2-5
UPID
US63-0374659
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
-
Enzo's Ristorante & Pizza Restaurant
-
Kingston Fine Jewelry (Bike/Boat/Book/etc) Store
-
Blue Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$345k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$715k
Blend (final)
Blend
$525k
Owner & transaction history
Proxima Santouri LLC · 1 yrs held
Proxima Santouri LLC
since 2025
3 recorded transactions
Zoning & alternative use
34 · Kingston, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Kingston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kingston 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
$345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$72 / 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
Property tax & assessments
Assessed value
$375,000
Assessed 2023
Previous assessed
$375,000
+0.0% YoY
Assessed land
$107,000
Assessed improvement
$268,000
Land market value
$214,000
Improvement market value
$536,000
Total market value
$750,000
Applied tax rate
510,800.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
7,314 SF
Lot
0.56 ac (24,380 SF)
Zoning code
34
APN
515400 48.7-2-5
UPID
US63-0374659
Jurisdiction
ULSTER
Zoning & alternative use
34 · Kingston, NY
Zoning 34 · permitted uses
34 · Kingston, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kingston. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Proxima Santouri LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1 WALL ST, KINGSTON, NY 12401-4853
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2026
—
Proxima Santouri LLC
—
Deed
related
$330,000 · Mid Hudson Valley FCU
Apr 2, 2025
—
Proxima Santouri LLC
John Santouris
Deed
—
Feb 7, 2008
$200,000
John Santouris
Anastasios Giannoulis
Bargain And Sale Deed
$600,000 · Riverside 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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