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Property profile & analytics
OFF-MARKET
Estimated value
$2,460,000
Car washes
289 Main St, Goshen, NY 10924-1996
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-5675361
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1928
Total area
6,004 SF
Lot
0.5 ac (21,780 SF)
Zoning code
4046
APN
333001 111-19-7
UPID
US63-5675361
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
-
Goshen Car Wash Oil Express Car Wash
-
Goshen Auto Repair & Tires Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.46M
Owner & transaction history
289 W Main Property Corp · 4 yrs held
289 W Main Property Corp
since 2022
Last sale
$2.2M
5 recorded transactions
Zoning & alternative use
4046 · Goshen, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+84.4%
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
$2,745,000
ML approach
$2,685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,850,000
Change: +84% · Conversion: Difficult
Blend value · Realmo final
$2.46M
Range $2.21M – $2.71M · ±10% · vs last sale $2.20M (May 26 2022)
Last sale anchor
$2.20M
May 26 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
$410 / 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
$285,100
Assessed 2023
Previous assessed
$285,100
+0.0% YoY
Assessed land
$61,900
Assessed improvement
$223,200
Land market value
$149,159
Improvement market value
$537,841
Total market value
$687,000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1928
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
6,004 SF
Lot
0.5 ac (21,780 SF)
Zoning code
4046
APN
333001 111-19-7
UPID
US63-5675361
Jurisdiction
ORANGE
Zoning & alternative use
4046 · Goshen, NY
Zoning 4046 · permitted uses
4046 · 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
RESTAURANT
Est. value
$1.9M
RESTAURANT
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
1928
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
289 W Main Property Corp
Entity
Mailing address
289 W MAIN ST, GOSHEN, NY 10924-1996
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2022
$2,200,000
289 W Main Property Corp
Young C Choe
Deed
$1,110,269 · New Millennium Bank
Sep 18, 2019
—
Young C Choe
—
Grant Deed
related
$1,250,000 · Shinhan Bk
Aug 1, 2019
—
Young C Choe
—
Deed
related
$850,000 · Shinhan Bank America
Oct 29, 2009
$650,000
Ak Equities LLC
Mdmh LLC
Grant Deed
related
—
Dec 15, 1999
$100,000
Arnaldo J Bencosme
Bright,dorothy B
Grant Deed
$97,000 · Bny Mortgage Co 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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