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Property profile & analytics
OFF-MARKET
Estimated value
$258,465,000
Hotels
306 44th St, New York, NY 10036-5419
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US63-3952728
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2009
Total area
450,000 SF
Lot
0.63 ac (27,615 SF)
Zoning code
C6-4
APN
01034-0037
UPID
US63-3952728
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$258.47M
Owner & transaction history
West 44th Street Hotel LLC · 18 yrs held
West 44th Street Hotel LLC
since 2007
Last sale
$218.6M
7 recorded transactions
Zoning & alternative use
C6-4 · New York, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 New York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New York 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$574 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$6,006,589
Tax year 2024
Assessed value
$56,708,730
Assessed 2024
Previous assessed
$54,408,510
+4.2% YoY
Effective rate
10.59%
On assessed value
Assessed land
$7,650,000
Assessed improvement
$49,058,730
Land market value
$17,000,000
Improvement market value
$124,784,000
Total market value
$141,784,000
Applied tax rate
4.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2009
Heating
NONE
Buildings
1
Stories
34
Units
12
Total area
450,000 SF
Lot
0.63 ac (27,615 SF)
Zoning code
C6-4
APN
01034-0037
UPID
US63-3952728
Jurisdiction
NEW YORK(MANHATTAN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
C6-4 · New York, NY
Zoning C6-4 · permitted uses
C6-4 · New York, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New York. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2009
Heating
NONE
Stories
34
Buildings
1
Units
12
Lot
0.63 ac
Current owner
From public records · entity-resolved
West 44th Street Hotel LLC
Entity
Mailing address
306 W 44TH ST, NEW YORK, NY 10036-5419
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2018
—
West 44th Street Hotel LLC
—
Loan Modification
related
$190,000,000 · Husky Finco LLC
Mar 13, 2012
—
West 44th St Hotel LLC
—
Grant Deed
related
$282,927,605 · Union Labor Life Insurance Co
Nov 12, 2008
—
West 44th Street Hotel LLC
—
Deed Of Trust
related
$103,964,997 · Union Labor Life Insurance Co
Feb 20, 2008
—
West 44th Steet Hotel LLC
—
Grant Deed
related
$199,541,001 · Union Labor Life Insurance Co
Jul 25, 2007
$116,500,000
West 44th Street Hotel LLC
Forty Fourth Street Developm
Grant Deed
—
Jul 25, 2007
—
Harwood Affiliates LLC
Forty Fourth Street Developmen
Grant Deed
related
—
Jan 17, 2007
—
Forty Fourth Street Dev LLC
—
Deed Of Trust
related
$9,000,000 · North Fork Bank
—
—
West 44th St Hotel LLC
—
Deed Of Trust
related
—
—
—
West 44th Steet Hotel LLC
—
Deed Of Trust
related
$43,952,020 · Union Labor Life Insurance Co
—
—
West 44th St Hotel LLC
—
Deed Of Trust
related
$193,487 · Union Labor Life Insurance Co
—
—
West 44th Street Hotel LLC
—
Loan Modification
related
$188,000,000 · Bank Of America
—
—
West 44th St Hotel LLC
—
Deed Of Trust
related
$9,475,727 · Union Labor Life Insurance Co
—
—
West 44th St Hotel LLC
—
Deed Of Trust
related
$44,170,580 · Union Labor Life Insurance Co
—
—
West 44th St Hotel LLC
—
Deed Of Trust
related
$81,719,167 · Union Labor Life Insurance Co
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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