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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Investment properties
31 Market St Saugerties, NY 12477-1311
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3717023
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Total area
5,670 SF
Lot
0.27 ac (11,761 SF)
Zoning code
05 - COMMERCIAL
APN
514801 18.247-1-24
UPID
US63-3717023
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
-
Catskill Mountain Moonshine Co. Brewery & Distillery Bar & Pub
-
Catskill Mountain Moonshine Brewery & Distillery Bar & Pub
-
Neal Smoller Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$910k
Blend (final)
Blend
$760k
Owner & transaction history
Tomon LLC · 5 yrs held
Tomon LLC
since 2021
Last sale
$590,000
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Saugerties, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+26.4%
Auto repair, garage
$1.1M
+21.8%
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
$790,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
$1,000,000
6.5%
$920,000
7%
$855,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$875,000
Current use
RESTAURANT
$1,105,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,065,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$770,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $590k (Jun 11 2021)
Last sale anchor
$590k
Jun 11 2021
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
$134 / 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
$579,500
Assessed 2023
Previous assessed
$517,000
+12.1% YoY
Assessed land
$81,500
Assessed improvement
$498,000
Land market value
$81,500
Improvement market value
$498,000
Total market value
$579,500
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1940
Heating
NONE
Buildings
2
Stories
3
Total area
5,670 SF
Lot
0.27 ac (11,761 SF)
Zoning code
05 - COMMERCIAL
APN
514801 18.247-1-24
UPID
US63-3717023
Jurisdiction
ULSTER
Zoning & alternative use
05 - COMMERCIAL · Saugerties, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · 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
COMMERCIAL (GENERAL) Current
Est. value
$875,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$770,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE 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
1940
Heating
NONE
Stories
3
Buildings
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
Tomon LLC
Entity
Mailing address
77 PARTITION ST, SAUGERTIES, NY 12477-1512
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2021
$590,000
Tomon LLC
Virginia M Melia
Deed
—
—
—
Virginia M Melia
—
Deed Of Trust
related
$100,000 · Rondout Savings Bank
—
—
Virginia M Melia
—
Deed Of Trust
related
$96,329 · Wilber National 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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