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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Investment properties
246 Main St, Cornwall, NY 12518-1568
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-0996038
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Total area
6,516 SF
Lot
0.25 ac (10,890 SF)
APN
332489 22-12-3
UPID
US63-0996038
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
-
Body Therapy Alternative Medicine Practice Spa & Massage Center
-
Hudson Valley Bodywork Alternative Medicine Practice Spa & Massage Center
-
UNVEIL ESTHETICS Spa & Massage Center Skin Care Clinic
-
Gateway Beauty Spa & Massage Center Skin Care Clinic
-
ASPIRE DESIGN AND HOME (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$875k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
Stem Rlty Prop INC · 2 yrs held
Stem Rlty Prop INC
since 2024
Last sale
$1.3M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+117.3%
Retail stores
$1.3M
+45.6%
Office building
$1.2M
+34.3%
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 Cornwall submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cornwall 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
$1,300,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
$945,000
6.5%
$875,000
7%
$810,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$925,000
Current use
RESTAURANT
$2,005,000
Change: +117% · Conversion: Difficult
RETAIL STORES
$1,345,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$1,240,000
Change: +34% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,090,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.30M (Apr 29 2024)
Last sale anchor
$1.30M
Apr 29 2024
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
$200 / 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
$510,500
Assessed 2023
Previous assessed
$510,500
+0.0% YoY
Assessed land
$90,500
Assessed improvement
$420,000
Land market value
$134,181
Improvement market value
$622,719
Total market value
$756,900
Applied tax rate
332,401.0000
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
1945
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
6,516 SF
Lot
0.25 ac (10,890 SF)
APN
332489 22-12-3
UPID
US63-0996038
Jurisdiction
ORANGE
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
COMMERCIAL (GENERAL) Current
Est. value
$925,000
RESTAURANT
Est. value
$2.0M
RETAIL STORES
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1945
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Stem Rlty Prop INC
Entity
Free & Clear · 2 yrs held
Mailing address
1 LAKEWOOD DR, NEW WINDSOR, NY 12553-5909
Ownership since
2024
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
Apr 29, 2024
$1,300,000
Stem Rlty Prop INC
Rainbow Ridge Rlty INC
Deed
—
Jul 27, 2001
—
Rainbow Ridge Realty INC
Classic Glassworks INC
Grant Deed
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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