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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Strip malls
306 Main St 10, New City, NY 10956-3327
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-1383580
Property summary
AI-generated overview
This exceptional retail property, located at 306 South Main Street in New City, Rockland County, NY, offers a total of 12,492 square feet of vacant space, currently available for lease. The property is ideally suited for multiple tenants, with a minimum divisible space of 3,123 square feet and a maximum contiguous space of 6,246 square feet. The building's former use as a health food market provides a strong foundation for a variety of retail businesses. The property is situated on Main Street, ensuring high visibility and accessibility for customers. The current owner is actively pursuing a plan to revitalize the building's façade, enhancing its curb appeal and attracting potential tenants. This presents a unique opportunity for businesses seeking a prominent location in a thriving community. The lease structure is a triple net (NNN) lease, providing tenants with predictable and manageable operating costs. With its prime location, flexible space options, and planned improvements, this property represents a compelling investment opportunity for discerning retail businesses. The property's zip code is 10956. The building is situated at latitude 41.1368222 and longitude -73.9902112. This is a rare chance to secure a significant retail presence in the heart of New City.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1970
Total area
6,853 SF
Lot
0.59 ac (25,700 SF)
Zoning code
CS
APN
392089 51.7-1-15
UPID
US63-1383580
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
-
Back To Earth Natural Foods Specialty Food Shop Supermarket
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.56M
Owner & transaction history
306 South Main LLC · 3 yrs held
306 South Main LLC
since 2023
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
CS · New City, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.5M
+16.4%
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 New City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New City 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
$1,700,000
ML approach
$1,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,115,000
Current use
WAREHOUSE, STORAGE
$2,465,000
Change: +16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,040,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±10% · vs last sale $1.10M (May 15 2023)
Last sale anchor
$1.10M
May 15 2023
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
$228 / 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
$249,200
Assessed 2023
Previous assessed
$249,200
+0.0% YoY
Assessed land
$60,400
Assessed improvement
$188,800
Land market value
$55,795
Improvement market value
$174,405
Total market value
$230,200
Applied tax rate
392,001.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
6,853 SF
Lot
0.59 ac (25,700 SF)
Zoning code
CS
APN
392089 51.7-1-15
UPID
US63-1383580
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
CS · New City, NY
Zoning CS · permitted uses
CS · New City, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1970
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
306 South Main LLC
Entity
Mailing address
15 STERN ST #2, SPRING VALLEY, NY 10977-7900
Ownership since
2023
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
May 15, 2023
$1,100,000
306 South Main LLC
G & J 59 LLC
Bargain And Sale Deed
$780,000 · M & T Bank
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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