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249-02 Horace Harding Expy, Little Neck, NY 11362
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Total area
50,900 SF
Lot
2.63 ac (114,563 SF)
Zoning code
R3-2
APN
08336-0001
UPID
US63-3440178
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.24M
Owner & transaction history
since 2025
6 recorded transactions
Zoning & alternative use
R3-2 · Little Neck, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$13.24M
Value range
$11.91M – $14.56M
±10% around blend
Estimated value / SF
$260 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$11.91M
blend $13.24M
$14.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
50,900 SF
Lot area
2.63 ac
Year built
1954
Stories
1
APN
08336-0001
Zoning
R3-2
Assessed value
$5,444,100
Annual tax
$548,756
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.98M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$15.15M
@ 6.5% CAP return
$13.98M
@ 7% CAP return
$12.98M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.24M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 185 sales
$741
-65%
County 394 sales
$576
-55%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $260/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.44M
Move the market yield to see immediate price impact.
Value / SF
$107
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$343k
$6.86M
$4.90M
$3.81M
$381k
$7.62M
$5.44M
$4.23M
$419k
$8.38M
$5.99M
$4.66M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$548,756
Tax year 2024
Assessed value
$5,444,100
Assessed 2024
Previous assessed
$5,083,380
+7.1% YoY
Effective rate
10.08%
On assessed value
Assessed land
$2,577,150
Assessed improvement
$2,866,950
Land market value
$5,727,000
Improvement market value
$6,371,000
Total market value
$12,098,000
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1954
Heating
NONE
Buildings
2
Stories
1
Units
20
Total area
50,900 SF
Lot
2.63 ac (114,563 SF)
Zoning code
R3-2
APN
08336-0001
UPID
US63-3440178
Jurisdiction
QUEENS
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R3-2 · Little Neck, NYZoning R3-2 · permitted uses
R3-2 · Little Neck, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1954
Heating
NONE
Stories
1
Buildings
2
Units
20
Lot
2.63 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R3-2
Jurisdiction
Little Neck, NY
Recorded code
R3-2
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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