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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Investment properties
253 Rock Hl Dr, Rock Hill, NY 12775-6620
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-5956652
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2008
Total area
7,928 SF
Lot
1.29 ac (56,192 SF)
Zoning code
HC2
APN
484689 32.-1-39
UPID
US63-5956652
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
-
Rock Hill Pharmacy Pharmacy
-
Scott S. Mace, RPh Pharmacy
-
Dunkin' Cafe & Coffee Shop
-
UPS Authorized Shipping Provider Courier Service Postal Service
-
Keller Williams Realty Hudson Valley United Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$974k
Blend (final)
Blend
$1.03M
Owner & transaction history
Jadd Real Estate LLC · 7 yrs held
Jadd Real Estate LLC
since 2019
6 recorded transactions
Zoning & alternative use
HC2 · Rock Hill, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$800,000
+27.4%
Auto repair, garage
$705,000
+12.6%
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 Rock Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rock Hill 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%
$1,135,000
6.5%
$1,045,000
7%
$970,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$630,000
Current use
RESTAURANT
$800,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$705,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±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
$130 / 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
$698,600
Assessed 2023
Previous assessed
$698,600
+0.0% YoY
Assessed land
$26,000
Assessed improvement
$672,600
Land market value
$52,000
Improvement market value
$1,345,200
Total market value
$1,397,200
Applied tax rate
484,601.0000
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2008
Heating
HOT WATER
Cooling
CENTRAL
Buildings
1
Stories
1
Rooms
4
Bathrooms
1
Total area
7,928 SF
Lot
1.29 ac (56,192 SF)
Zoning code
HC2
APN
484689 32.-1-39
UPID
US63-5956652
Jurisdiction
SULLIVAN
Zoning & alternative use
HC2 · Rock Hill, NY
Zoning HC2 · permitted uses
HC2 · Rock Hill, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rock Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$630,000
RESTAURANT
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$705,000
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2008
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Rooms
4
Bathrooms
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
Jadd Real Estate LLC
Entity
Mailing address
17 ROOSA AVE, MONTICELLO, NY 12701-1203
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2023
—
Jadd Real Estate LLC
—
Deed
related
$1,600,000 · Citibank NA
Jun 17, 2019
$1,000,000
Jadd Real Estate LLC
Cardinal Square Realty LLC
Grant Deed
$1,500,000 · Live Oak Bkng Co
Dec 9, 2015
—
Cardinal Square Realty Ll
Sdja Corp
Grant Deed
related
—
Aug 1, 2008
—
Cardinal Square Realty LLC
Sdja Corp
Grant Deed
related
—
Nov 5, 2007
$500,000
Sdja Corp
Carey,john W
Grant Deed
—
—
—
Joan A Carey
—
Deed Of Trust
related
$35,000 · Bank Of New York
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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