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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Investment properties
22 Main St, Chatham, NY 12037-1251
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-0086556
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1974
Total area
6,833 SF
Lot
0.09 ac (3,850 SF)
Zoning code
07 - MIXED
APN
102601 66.10-1-9
UPID
US63-0086556
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
-
Boxwood Linen (Bike/Boat/Book/etc) Store Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$425k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$473k
Blend (final)
Blend
$580k
Owner & transaction history
Spadavecchia Holdings LLC · 1 yrs held
Spadavecchia Holdings LLC
since 2025
Last sale
$625,000
7 recorded transactions
Zoning & alternative use
07 - MIXED · Chatham, 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 Chatham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chatham 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
$440,000
ML approach
$425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $625k (Jan 3 2025)
Last sale anchor
$625k
Jan 3 2025
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
$85 / 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
$450,000
Assessed 2023
Previous assessed
$450,000
+0.0% YoY
Assessed land
$20,300
Assessed improvement
$429,700
Land market value
$21,828
Improvement market value
$462,043
Total market value
$483,871
Applied tax rate
103,801.0000
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
1974
Heating
NONE
Buildings
1
Stories
4
Total area
6,833 SF
Lot
0.09 ac (3,850 SF)
Zoning code
07 - MIXED
APN
102601 66.10-1-9
UPID
US63-0086556
Jurisdiction
COLUMBIA
Zoning & alternative use
07 - MIXED · Chatham, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · Chatham, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chatham. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Heating
NONE
Stories
4
Buildings
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Spadavecchia Holdings LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 331, SPENCERTOWN, NY 12165-0331
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2025
$625,000
Spadavecchia Holdings LLC
C7 Rentals LLC
Deed
—
Jun 22, 2022
—
C7 Rentals LLC
—
Deed
related
$10,000 · Bank Of Greene County
Nov 23, 2020
$340,000
C7 Rentals LLC
Giarc Holdings LLC
Grant Deed
—
Nov 23, 2020
—
Giarc Holdings LLC
—
Deed
related
—
Nov 15, 2016
—
Giarc Holdings LLC
—
Deed
related
$150,000 · Bank Of Greene Cnty
Feb 19, 2014
$262,000
Giarc Hldgs LLC
Fugman,gary
Grant Deed
—
Dec 30, 2009
$290,000
Gary M Fugman
22 Main Street Associates LLC
Grant Deed
$232,000 · Bank Of Greene County
Jun 10, 2005
$315,000
22 Main Street Associates LLC
Hudson Valley Publishing INC
Grant Deed
$252,000 · National Union Bank Kinderhook
—
—
Giarc Holdings LLC
—
Deed Of Trust
related
$150,000 · Bank Of Greene Cnty
—
—
Giarc Holdings LLC
—
Loan Modification
related
—
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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