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Property profile & analytics
OFF-MARKET
Estimated value
$1,395,000
Investment properties
2458 Rte 302 Circleville, NY 10919-4211
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-4245048
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1948
Total area
8,574 SF
Lot
3.1 ac (135,036 SF)
Zoning code
R2
APN
335200 14-2-34
UPID
US63-4245048
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
$1.54M
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.40M
Owner & transaction history
Acevedo Properties LLC · 3 yrs held
Acevedo Properties LLC
since 2022
Last sale
$1.4M
4 recorded transactions
Zoning & alternative use
R2 · Circleville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+45.6%
Office building
$1.6M
+34.3%
Auto repair, garage
$1.4M
+17.8%
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 Circleville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Circleville 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
$1,485,000
ML approach
$1,540,000
CAP Approach
CAP Return
Estimation
6%
$1,245,000
6.5%
$1,150,000
7%
$1,065,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,215,000
Current use
RETAIL STORES
$1,770,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$1,630,000
Change: +34% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,430,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.53M · ±10% · vs last sale $1.40M (Aug 2 2022)
Last sale anchor
$1.40M
Aug 2 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
$163 / 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
$110,000
Assessed 2023
Previous assessed
$110,000
+0.0% YoY
Assessed land
$24,600
Assessed improvement
$85,400
Land market value
$169,651
Improvement market value
$588,949
Total market value
$758,600
Applied tax rate
332,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1948
Heating
HOT WATER
Buildings
3
Stories
2
Rooms
10
Bathrooms
4
Total area
8,574 SF
Lot
3.1 ac (135,036 SF)
Zoning code
R2
APN
335200 14-2-34
UPID
US63-4245048
Jurisdiction
ORANGE
Zoning & alternative use
R2 · Circleville, NY
Zoning R2 · permitted uses
R2 · Circleville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Circleville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
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
1948
Heating
HOT WATER
Stories
2
Buildings
3
Rooms
10
Bathrooms
4
Lot
3.1 ac
Current owner
From public records · entity-resolved
Acevedo Properties LLC
Entity
Mailing address
825 GUYMARD TPKE, OTISVILLE, NY 10963-2008
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2022
$1,400,000
Acevedo Properties LLC
Tina Choi LLC
Deed
$1,050,000 · Hudson Valley FCU
May 25, 2018
—
Tina Choi LLC
—
Deed
related
$304,000 · Walden Svgs Bk
Jan 4, 2011
$450,000
Tina Choi LLC
Pear Tree Real Estate INC
Grant Deed
—
—
—
Tina Choi LLC
—
Loan Modification
related
$304,000 · Walden Svgs Bk
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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