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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Investment properties
36 Main St Livingston Manor, NY 12758-5151
Entity Owned
10-yr Hold
Free & Clear
Property ID
US63-3985672
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2005
Total area
7,634 SF
Lot
0.29 ac (12,546 SF)
Zoning code
GB
APN
484400 47.-3-11
UPID
US63-3985672
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
-
Main Street Farm Market Cafe Cafe & Coffee Shop
-
After FOUR / at Main Street Farm Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.01M
Comparable Approach
Comparable
$746k
Blend (final)
Blend
$905k
Owner & transaction history
36 Main Street Lm LLC · 10 yrs held
36 Main Street Lm LLC
since 2016
2 recorded transactions
Zoning & alternative use
GB · Livingston Manor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$770,000
+27.4%
Auto repair, garage
$680,000
+12.6%
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 Livingston Manor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livingston Manor 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,090,000
6.5%
$1,010,000
7%
$935,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$605,000
Current use
RESTAURANT
$770,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$680,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$560,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$905k
Range $815k – $996k · ±10%
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
$119 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$313,800
Assessed 2023
Previous assessed
$313,800
+0.0% YoY
Assessed land
$10,400
Assessed improvement
$303,400
Land market value
$24,243
Improvement market value
$707,257
Total market value
$731,500
Applied tax rate
484,402.0000
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
2005
Heating
NONE
Buildings
1
Stories
2
Total area
7,634 SF
Lot
0.29 ac (12,546 SF)
Zoning code
GB
APN
484400 47.-3-11
UPID
US63-3985672
Jurisdiction
SULLIVAN
Zoning & alternative use
GB · Livingston Manor, NY
Zoning GB · permitted uses
GB · Livingston Manor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Livingston Manor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$605,000
RESTAURANT
Est. value
$770,000
AUTO REPAIR, GARAGE
Est. value
$680,000
OFFICE BUILDING
Est. value
$560,000
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
2005
Heating
NONE
Stories
2
Buildings
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
36 Main Street Lm LLC
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 1192, LIVINGSTON MANOR, NY 12758-1192
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2016
—
36 Main Street Lm LLC
49 Main Street LLC
Quit Claim Deed
related
—
Feb 7, 2011
—
Hud
36 Main Street Lmdc LLC
Grant Deed
related
—
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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