26120 Hillside Ave Glen Oaks, NY 11004-1752
Entity Owned
4-yr Hold
Free & Clear
Estimated value (blended)
$560k
Range $504k – $616k (±10%)
Implied cap rate
8.50%
In-place · NOI ÷ last sale
Property ID
US63-0300433
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2023
Total area
3,704 SF
Lot
0.09 ac (3,800 SF)
Zoning code
R3-2
APN
08788-0074
UPID
US63-0300433
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$430k
Blend (final)
Blend
$560k
Owner & transaction history
since 2022
Last sale
$650,000
2 recorded transactions
Zoning & alternative use
R3-2 · Glen Oaks, 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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 40 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$560k
Value range
$504k – $616k
±10% around blend
Estimated value / SF
$151 / SF
Confidence
High
40 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
100
$504k
blend $560k
$616k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,704 SF
Lot area
0.09 ac
Year built
2023
APN
08788-0074
Assessed value
$235,350
Annual tax
$22,984
3
Income approach: direct capitalization
Partial preview
Income approach indication
$735k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$795k
@ 6.5% CAP return
$735k
@ 7% CAP return
$680k
4
Sales comparison
Partial preview
Sales approach indication
$1.50M
Weighted, 20 comps · high confidence
Evidence
40 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.8 mi away · 2,600 SF
2.8 mi away · 2,720 SF
2.8 mi away · 4,080 SF
3.1 mi away · 3,480 SF
3.4 mi away · 3,762 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$560k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 26 sales
$626
-76%
County 1912 sales
$386
-61%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $151/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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 40 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
8.50%
Implied, in-place cap rate for this retail residential properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.50%
9.0%
NOI (est.)
$46k *
Last sale · Feb 2022
$650k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$535k
Move the market yield to see immediate price impact.
Value / SF
$145
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
8.00%8.50%9.00%
$41k
$512k
$482k
$455k
$46k
$569k
$535k
$506k
$50k
$626k
$589k
$556k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
40 found
High confidence · county-verified
Closest comparable
$200k
0.9 mi · Sep 2025 · $63/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$22,984
Tax year 2024
Assessed value
$235,350
Assessed 2024
Previous assessed
$108,720
+116.5% YoY
Effective rate
9.77%
On assessed value
Assessed land
$133,200
Assessed improvement
$102,150
Land market value
$296,000
Improvement market value
$227,000
Total market value
$523,000
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2023
Buildings
1
Units
4
Total area
3,704 SF
Lot
0.09 ac (3,800 SF)
Zoning code
R3-2
APN
08788-0074
UPID
US63-0300433
Jurisdiction
QUEENS
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R3-2 · Glen Oaks, NYZoning R3-2 · permitted uses
R3-2 · Glen Oaks, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2023
Buildings
1
Units
4
Lot
0.09 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
Glen Oaks, NY
Recorded code
R3-2
Ownership Intelligence
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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
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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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