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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Manufacturing properties
28 Lawrence St Spring Valley, NY 10977-5038
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-1095236
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Total area
2,784 SF
Lot
0.15 ac (6,534 SF)
Zoning code
R2
APN
392605 57.39-1-23
UPID
US63-1095236
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
-
Ez Wiring Electrical contracting Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$610k
Comparable Approach
Comparable
$610k
Blend (final)
Blend
$910k
Owner & transaction history
28 Lawrence Holding LLC · 4 yrs held
28 Lawrence Holding LLC
since 2022
Last sale
$855,000
1 recorded transaction
Zoning & alternative use
R2 · Spring Valley, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+76.0%
Warehouse, storage
$1.0M
+20.7%
Neighborhood: shopping center
$860,000
+3.7%
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 Spring Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spring Valley 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
$1,220,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$660,000
6.5%
$610,000
7%
$565,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$830,000
Current use
COMMERCIAL (GENERAL)
$1,460,000
Change: +76% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,000,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$860,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $855k (Apr 28 2022)
Last sale anchor
$855k
Apr 28 2022
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
$327 / 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
$20,000
Assessed 2023
Previous assessed
$20,000
+0.0% YoY
Assessed land
$10,000
Assessed improvement
$10,000
Land market value
$10,000
Improvement market value
$10,000
Total market value
$20,000
Applied tax rate
392,602.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1960
Heating
NONE
Buildings
1
Stories
2
Total area
2,784 SF
Lot
0.15 ac (6,534 SF)
Zoning code
R2
APN
392605 57.39-1-23
UPID
US63-1095236
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R2 · Spring Valley, NY
Zoning R2 · permitted uses
R2 · Spring Valley, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spring Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$830,000
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$860,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Heating
NONE
Stories
2
Buildings
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
28 Lawrence Holding LLC
Entity
Free & Clear · 4 yrs held
Mailing address
23 LAWRENCE ST, SPRING VALLEY, NY 10977-5012
Ownership since
2022
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
Apr 28, 2022
$855,000
28 Lawrence Holding LLC
Erica Schwartz
Bargain And Sale Deed
—
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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