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Property profile & analytics
OFF-MARKET
Estimated value
$4,835,000
Manufacturing properties
21 Plandome Rd, Manhasset, NY 11030-2330
Entity Owned
6-yr Hold
Free & Clear
Property ID
US63-1471666
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,280 SF
Lot
0.29 ac (12,458 SF)
APN
03-053-00-0840
UPID
US63-1471666
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
$6.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.32M
Blend (final)
Blend
$4.84M
Owner & transaction history
Charlotte Commons LLC · 6 yrs held
Charlotte Commons LLC
since 2020
Last sale
$5.0M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.0M
+118.2%
Restaurant
$4.7M
+47.2%
Neighborhood: shopping center
$4.6M
+45.4%
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 Manhasset submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manhasset 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
$6,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,185,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,950,000
Change: +118% · Conversion: Difficult
RESTAURANT
$4,685,000
Change: +47% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,630,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$3,725,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,470,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,420,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$3,010,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$4.84M
Range $4.35M – $5.32M · ±10% · vs last sale $5.00M (Jan 16 2020)
Last sale anchor
$5.00M
Jan 16 2020
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
$916 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$25,574
Tax year 2023
Assessed value
$6,385
Assessed 2023
Previous assessed
$6,385
+0.0% YoY
Effective rate
400.53%
On assessed value
Assessed land
$6,384
Assessed improvement
$1.00
Total market value
$638,500
Applied tax rate
747.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Stories
1
Total area
5,280 SF
Lot
0.29 ac (12,458 SF)
APN
03-053-00-0840
UPID
US63-1471666
Jurisdiction
NASSAU
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
RESTAURANT
Est. value
$4.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
OFFICE BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RETAIL STORES
Est. value
$3.0M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Charlotte Commons LLC
Entity
Free & Clear · 6 yrs held
Mailing address
48 E OLD COUNTRY RD STE #203, MINEOLA, NY 11501-4639
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2020
$5,000,000
Charlotte Commons LLC
Spartan Petroleum Corp
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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