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Property profile & analytics
OFF-MARKET
Estimated value
$2,730,000
Office buildings
3355 Lawson Blvd, Oceanside, NY 11572-3714
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2509049
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,984 SF
Lot
0.41 ac (17,990 SF)
APN
43-402-00-0018
UPID
US63-2509049
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
-
Lawrence N Rogak LLC Law Firm
-
Oceanside United Soccer Club Sports School Sports Field & Court
-
Garage Door Repair A+ Oceanside Building Supply General Contractor
-
Media 360 Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.73M
Owner & transaction history
Adal Lawson Realty LLC · 4 yrs held
Adal Lawson Realty LLC
since 2022
Last sale
$2.6M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.7M
+30.3%
Neighborhood: shopping center
$3.5M
+24.3%
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 Oceanside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceanside 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
$2,830,000
ML approach
$2,885,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,810,000
Current use
WAREHOUSE, STORAGE
$3,665,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,495,000
Change: +24% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,730,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,580,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$2.73M
Range $2.46M – $3.00M · ±10% · vs last sale $2.60M (May 27 2022)
Last sale anchor
$2.60M
May 27 2022
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
$685 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$63,711
Tax year 2023
Assessed value
$8,524
Assessed 2023
Previous assessed
$8,524
+0.0% YoY
Effective rate
747.43%
On assessed value
Assessed land
$3,600
Assessed improvement
$4,924
Total market value
$852,400
Applied tax rate
129.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
3,984 SF
Lot
0.41 ac (17,990 SF)
APN
43-402-00-0018
UPID
US63-2509049
Jurisdiction
NASSAU
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$3.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (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
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.41 ac
Current owner
From public records · entity-resolved
Adal Lawson Realty LLC
Entity
Mailing address
3355 LAWSON BLVD, OCEANSIDE, NY 11572-3714
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2024
—
Adal Lawson Realty LLC
—
Deed
related
$2,850,000 · Webster Bank NA
May 27, 2022
$2,597,500
Adal Lawson Realty LLC
Ldb Realty LLC
Bargain And Sale Deed
$2,000,000 · Webster Bank NA
Nov 14, 2011
—
Ldb Realty LLC
Bonacasa,leonardo
Warranty Deed
related
—
Aug 15, 2011
—
Ldb Realty LLC
Bonacasa,leonard
Warranty 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.
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