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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
217 Main St Goshen, NY 10924-3100
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-1931780
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Total area
4,136 SF
Lot
0.28 ac (12,376 SF)
Zoning code
4023
APN
333001 109-1-3.1
UPID
US63-1931780
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
-
Tinge Hair Studio Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
$497k
Blend (final)
Blend
$550k
Owner & transaction history
Gust G Passias · 5 yrs held
Gust G Passias
since 2021
Last sale
$550,000
2 recorded transactions
Zoning & alternative use
4023 · Goshen, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$855,000
+67.5%
Office building
$785,000
+54.5%
Auto repair, garage
$690,000
+35.6%
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
$550,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
$600,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$510,000
Current use
RETAIL STORES
$855,000
Change: +68% · Conversion: Easy
OFFICE BUILDING
$785,000
Change: +54% · Conversion: Easy
AUTO REPAIR, GARAGE
$690,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Mar 15 2021)
Last sale anchor
$550k
Mar 15 2021
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
$133 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$235,500
Assessed 2023
Previous assessed
$235,500
+0.0% YoY
Assessed land
$36,200
Assessed improvement
$199,300
Land market value
$87,234
Improvement market value
$480,266
Total market value
$567,500
Applied tax rate
333,001.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1947
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
4,136 SF
Lot
0.28 ac (12,376 SF)
Zoning code
4023
APN
333001 109-1-3.1
UPID
US63-1931780
Jurisdiction
ORANGE
Zoning & alternative use
4023 · Goshen, NY
Zoning 4023 · permitted uses
4023 · Goshen, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$510,000
RETAIL STORES
Est. value
$855,000
OFFICE BUILDING
Est. value
$785,000
AUTO REPAIR, GARAGE
Est. value
$690,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1947
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Gust G Passias
Individual
Mailing address
217 MAIN ST, GOSHEN, NY 10924-3100
Ownership since
2021
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
Mar 15, 2021
$550,000
Gust G Passias
John H Boehm
Deed
$440,000 · Sawyer Savings Bank
—
—
John H Boehm
—
Deed Of Trust
related
$50,000 · Goshen Savings 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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