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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Retail space
298 Ulster Ave Saugerties, NY 12477-1221
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-2357991
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Total area
7,370 SF
Lot
0.65 ac (28,314 SF)
Zoning code
9
APN
514801 18.53-7-2.100
UPID
US63-2357991
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
-
AutoZone Auto Parts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$815k
Owner & transaction history
Andrea Sherman · 4 yrs held
Andrea Sherman
since 2022
5 recorded transactions
Zoning & alternative use
9 · Saugerties, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$930,000
+98.9%
Commercial (general)
$870,000
+85.5%
Restaurant
$800,000
+71.5%
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 Saugerties submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saugerties 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
AUTO REPAIR, GARAGE
$930,000
Change: +99% · Conversion: Difficult
COMMERCIAL (GENERAL)
$870,000
Change: +86% · Conversion: Easy
RESTAURANT
$800,000
Change: +71% · Conversion: Easy
OFFICE BUILDING
$735,000
Change: +57% · Conversion: Easy
WAREHOUSE, STORAGE
$650,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$490,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$111 / 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
$1,152,000
Assessed 2023
Previous assessed
$1,028,500
+12.0% YoY
Assessed land
$210,500
Assessed improvement
$941,500
Land market value
$210,500
Improvement market value
$941,500
Total market value
$1,152,000
Applied tax rate
514,801.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
7,370 SF
Lot
0.65 ac (28,314 SF)
Zoning code
9
APN
514801 18.53-7-2.100
UPID
US63-2357991
Jurisdiction
ULSTER
Zoning & alternative use
9 · Saugerties, NYZoning 9 · permitted uses
9 · Saugerties, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$930,000
COMMERCIAL (GENERAL)
Est. value
$870,000
RESTAURANT
Est. value
$800,000
OFFICE BUILDING
Est. value
$735,000
WAREHOUSE, STORAGE
Est. value
$650,000
MEDICAL BUILDING
Est. value
$490,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
2020
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Andrea Sherman
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 2198, MEMPHIS, TN 38101-2198
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
Jun 1, 2022
—
Andrea Sherman
Max Pearl Ret
Warranty Deed
—
Mar 3, 2021
$1,317,000
Max Pearl Decedents T
Az Saugerties LLC
Deed
—
Apr 2, 2020
—
William D Swart
Az Saugerties LLC
Grant Deed
related
—
Feb 3, 2020
$282,700
Az Saugerties LLC
Joanne Ostrander
Grant Deed
—
Jun 13, 2003
$149,900
Joanne Ostrander
Vantassel,barkley W & Vera C
Grant Deed
$105,000 · Mid-hudson Valley FCU
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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