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Property profile & analytics
OFF-MARKET
Estimated value
$7,940,000
Retail space
225 86th Stcomm New York, NY 10028-3019
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2373823
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Total area
5,693 SF
Lot
0.15 ac (6,714 SF)
Zoning code
C28A
APN
01532-1001
UPID
US63-2373823
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
-
The Belnord Apartments Apartment Building
-
Ava's Piano Studio Tutoring Service Training Center
-
Halal Cart Restaurant
-
Lynne Julianna Beldegreen Physician
-
Levy Alan M MD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.46M
Blend (final)
Blend
$7.94M
Owner & transaction history
Hk 86 Development LLC · 3 yrs held
Hk 86 Development LLC
since 2022
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
C28A · New York, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$13.2M
+75.8%
Industrial (general)
$11.8M
+57.2%
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 New York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New York 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
$6,530,000
ML approach
$7,295,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,485,000
Current use
AUTO REPAIR, GARAGE
$13,160,000
Change: +76% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$11,770,000
Change: +57% · Conversion: Difficult
Blend value · Realmo final
$7.94M
Range $7.15M – $8.73M · ±10% · vs last sale $8.70M (Dec 22 2022)
Last sale anchor
$8.70M
Dec 22 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
$1,395 / 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
$277,379
Tax year 2024
Assessed value
$2,618,757
Assessed 2024
Previous assessed
$2,904,750
-9.8% YoY
Effective rate
10.59%
On assessed value
Assessed land
$317,537
Assessed improvement
$2,301,220
Land market value
$705,637
Improvement market value
$5,252,000
Total market value
$5,957,637
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1981
Heating
NONE
Buildings
1
Stories
13
Units
1
Total area
5,693 SF
Lot
0.15 ac (6,714 SF)
Zoning code
C28A
APN
01532-1001
UPID
US63-2373823
Jurisdiction
NEW YORK(MANHATTAN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
C28A · New York, NYZoning C28A · permitted uses
C28A · New York, NY
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
RETAIL STORES Current
Est. value
$7.5M
AUTO REPAIR, GARAGE
Est. value
$13.2M
INDUSTRIAL (GENERAL)
Est. value
$11.8M
RETAIL STORES Current
AUTO REPAIR, GARAGE
INDUSTRIAL (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
1981
Heating
NONE
Stories
13
Buildings
1
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Hk 86 Development LLC
Entity
Mailing address
25 W 32ND ST RM #607, NEW YORK, NY 10001-3806
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
$8,700,000
Hk 86 Development LLC
East 86th Street, LLC
Deed
—
Apr 1, 2011
—
East 86th Street LLC
—
Deed Of Trust
related
$6,000,000 · Amalgamated Bank
Jan 28, 1998
—
East 86th Stree LLC
East 86th Street Partners
Quit Claim Deed
related
—
—
—
East 86th Street LLC
—
Loan Modification, Consolidation And Extension
related
$9,750,000 · New York Com'l Bk
—
—
86th Street East
—
Deed Of Trust
related
$1,501,978 · City & Suburban Fsb
—
—
Michael N Appell
—
Deed Of Trust
related
$300,000 · Silo Capital LLC
—
—
East 86th Street LLC
—
Deed Of Trust
related
$4,700,000 · City & Suburban Fsb
—
—
East 86th Street LLC
—
Deed Of Trust
related
$2,949,276 · Amalgamated 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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