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Property profile & analytics
OFF-MARKET
Estimated value
$6,545,000
Strip malls
251 Little Tor Rd 271, New City, NY 10956-1619
Entity Owned
16-yr Hold
Free & Clear
Property ID
US63-1500088
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1975
Total area
19,880 SF
Lot
6.46 ac (281,398 SF)
APN
392089 51.9-1-50.2
UPID
US63-1500088
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.05M
Blend (final)
Blend
$6.55M
Owner & transaction history
Three Boys Management Corp · 16 yrs held
Three Boys Management Corp
since 2010
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.3M
+67.3%
Restaurant
$10.2M
+66.0%
Commercial (general)
$7.7M
+25.4%
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 City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New City 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,140,000
Current use
OFFICE BUILDING
$10,270,000
Change: +67% · Conversion: Moderate
RESTAURANT
$10,190,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,700,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$7,145,000
Change: +16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,925,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$6.55M
Range $5.89M – $7.20M · ±10%
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
$329 / 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
Property tax & assessments
Assessed value
$1,035,800
Assessed 2023
Previous assessed
$1,035,800
+0.0% YoY
Assessed land
$242,900
Assessed improvement
$792,900
Land market value
$130,549
Improvement market value
$426,151
Total market value
$556,700
Applied tax rate
392,001.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1975
Heating
NONE
Buildings
2
Stories
2
Total area
19,880 SF
Lot
6.46 ac (281,398 SF)
APN
392089 51.9-1-50.2
UPID
US63-1500088
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.1M
OFFICE BUILDING
Est. value
$10.3M
RESTAURANT
Est. value
$10.2M
COMMERCIAL (GENERAL)
Est. value
$7.7M
WAREHOUSE, STORAGE
Est. value
$7.1M
INDUSTRIAL (GENERAL)
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1975
Heating
NONE
Stories
2
Buildings
2
Lot
6.46 ac
Current owner
From public records · entity-resolved
Three Boys Management Corp
Entity
Free & Clear · 16 yrs held
Mailing address
PO BOX 223, MAHWAH, NJ 07430-0223
Ownership since
2010
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
Jan 25, 2010
$4,300,000
Three Boys Management Corp
Davies Farm INC
Grant Deed
—
Jun 1, 2006
—
Glw Developers LLC
Davies Farm LLC
Grant Deed
$3,400,000 · Provident Bank INC
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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