Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
1,473 SF
Lot
0.19 ac (8,276 SF)
Zoning code
CO
APN
392489 69.05-2-75./6
UPID
US63-3243640
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$950k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$970k
Owner & transaction history
since 2025
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
CO · Pearl River, 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 8 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$970k
Value range
$873k – $1.07M
±10% around blend
Estimated value / SF
$659 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
80
$873k
blend $970k
$1.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,473 SF
Lot area
0.19 ac
Year built
1986
Stories
1
APN
392489 69.05-2-75./6
Zoning
CO
Assessed value
$101,950
3
Income approach: direct capitalization
Partial preview
Income approach indication
$690k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$745k
@ 6.5% CAP return
$690k
@ 7% CAP return
$640k
4
Sales comparison
Partial preview
Sales approach indication
$582k
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.3 mi away · 1,788 SF
7.7 mi away · 1,380 SF
8.7 mi away · 1,800 SF
13.2 mi away · 1,327 SF
19.8 mi away · 1,132 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$970k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 35 sales
$730
-10%
County 105 sales
$517
+27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $659/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
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
4.60%
Implied, in-place cap rate for this office buildings
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 · 4.60%
9.0%
NOI (est.)
$74k *
Last sale · Feb 2025
$1.05M
* 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$1.60M
Move the market yield to see immediate price impact.
Value / SF
$1,085
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
4.10%4.60%5.10%
$66k
$1.61M
$1.44M
$1.30M
$74k
$1.79M
$1.60M
$1.44M
$81k
$1.97M
$1.76M
$1.59M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$475k
0.3 mi · Sep 2025 · $331/SF
Property tax & assessments
Property tax & assessments
Assessed value
$101,950
Assessed 2023
Previous assessed
$101,950
+0.0% YoY
Assessed land
$13,100
Assessed improvement
$88,850
Land market value
$36,767
Improvement market value
$249,368
Total market value
$286,135
Applied tax rate
392,408.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
1,473 SF
Lot
0.19 ac (8,276 SF)
Zoning code
CO
APN
392489 69.05-2-75./6
UPID
US63-3243640
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CO · Pearl River, NYZoning CO · permitted uses
CO · Pearl River, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.19 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CO
Jurisdiction
Pearl River, NY
Recorded code
CO
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.
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