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Property profile & analytics
OFF-MARKET
Estimated value
$24,785,000
Office buildings
255 Main St 285 Goshen, NY 10924-1619
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-2470105
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Total area
145,831 SF
Lot
15.3 ac (666,468 SF)
Zoning code
4023
APN
333001 106-3-14.2-1
UPID
US63-2470105
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
-
US Congress Federal Courthouse
-
Orange County Clerk Pistol Permits Department Of Public Safety
-
Orange County Tax Map County Government Office Tax Department
-
Orange County Finance Department Tax Department
-
Orange County Courts County Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.38M
Blend (final)
Blend
$24.79M
Owner & transaction history
County Of Orange · 14 yrs held
County Of Orange
since 2012
1 recorded transaction
Zoning & alternative use
4023 · Goshen, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$30.1M
+8.4%
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
OFFICE BUILDING
$27,750,000
Current use
RETAIL STORES
$30,090,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$24,350,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$24.79M
Range $22.31M – $27.26M · ±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
$170 / 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
$16,710,700
Assessed 2023
Previous assessed
$16,710,700
+0.0% YoY
Assessed land
$741,800
Assessed improvement
$15,968,900
Land market value
$1,787,468
Improvement market value
$38,479,232
Total market value
$40,266,700
Applied tax rate
333,001.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1955
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
145,831 SF
Lot
15.3 ac (666,468 SF)
Zoning code
4023
APN
333001 106-3-14.2-1
UPID
US63-2470105
Jurisdiction
ORANGE
Zoning & alternative use
4023 · Goshen, NY
Zoning 4023 · permitted uses
4023 · Goshen, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$27.8M
RETAIL STORES
Est. value
$30.1M
AUTO REPAIR, GARAGE
Est. value
$24.4M
OFFICE BUILDING Current
RETAIL STORES
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
1955
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
15.3 ac
Current owner
From public records · entity-resolved
County Of Orange
Entity
Free & Clear · 14 yrs held
Mailing address
255 MAIN ST #285, GOSHEN, NY 10924-1619
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2012
—
County Of Orange
County Of Orange
Quit Claim 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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