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Property profile & analytics
OFF-MARKET
Estimated value
$1,175,000
Investment properties
320 Victory Blvd Staten Island, NY 10301-2950
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-4302317
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1931
Total area
2,600 SF
Lot
0.04 ac (1,945 SF)
Zoning code
R3-2
APN
00576-0005
UPID
US63-4302317
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
$1.11M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.18M
Owner & transaction history
320 Victory Boulevard LLC · 2 yrs held
320 Victory Boulevard LLC
since 2023
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
R3-2 · Staten Island, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$915,000
+46.6%
Retail stores
$865,000
+38.8%
Office building
$780,000
+24.9%
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 Staten Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Staten Island 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
$1,100,000
ML approach
$1,110,000
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$915,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$865,000
Change: +39% · Conversion: Easy
OFFICE BUILDING
$780,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$1.18M
Range $1.06M – $1.29M · ±10% · vs last sale $1.25M (Oct 18 2023)
Last sale anchor
$1.25M
Oct 18 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
$452 / 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
$7,330
Tax year 2024
Assessed value
$58,627
Assessed 2024
Previous assessed
$56,807
+3.2% YoY
Effective rate
12.50%
On assessed value
Assessed land
$17,306
Assessed improvement
$41,321
Land market value
$147,000
Improvement market value
$351,000
Total market value
$498,000
Applied tax rate
2.0000
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
1931
Heating
NONE
Buildings
1
Stories
2
Units
4
Total area
2,600 SF
Lot
0.04 ac (1,945 SF)
Zoning code
R3-2
APN
00576-0005
UPID
US63-4302317
Jurisdiction
RICHMOND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R3-2 · Staten Island, NY
Zoning R3-2 · permitted uses
R3-2 · Staten Island, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Staten Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$915,000
RETAIL STORES
Est. value
$865,000
OFFICE BUILDING
Est. value
$780,000
AUTO REPAIR, GARAGE
RETAIL STORES
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
1931
Heating
NONE
Stories
2
Buildings
1
Units
4
Lot
0.04 ac
Current owner
From public records · entity-resolved
320 Victory Boulevard LLC
Entity
Mailing address
2310 96TH ST, EAST ELMHURST, NY 11369-1212
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2023
$1,250,000
320 Victory Boulevard LLC
320 Victory LLC
Deed
$750,000 · American Community Bank
Apr 16, 2007
$625,000
320 Victory LLC
Doreen Denice
Bargain And Sale Deed
$475,000 · Flushing Savings Bank Fsb
Dec 6, 2001
$180,000
Doreen S Denice
Akram,mian M
Grant Deed
—
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.
Try Rey
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