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Property profile & analytics
OFF-MARKET
Estimated value
$1,805,000
Retail space
3760 Main St, Warrensburg, NY 12885-1836
Entity Owned
2-yr Hold
Property ID
US63-1001048
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2022
Total area
10,640 SF
Lot
0.67 ac (29,185 SF)
Zoning code
01 - NOT ZONED
APN
524000 211.13-3-41
UPID
US63-1001048
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
-
Dollar General Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
$1.58M
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$1.81M
Owner & transaction history
Dlc Capital Holdings LLC · 2 yrs held
Dlc Capital Holdings LLC
since 2023
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Warrensburg, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+79.7%
Commercial (general)
$1.1M
+52.9%
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 Warrensburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrensburg 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
$2,020,000
ML approach
$1,995,000
CAP Approach
CAP Return
Estimation
6%
$1,715,000
6.5%
$1,580,000
7%
$1,470,000
Alternative Use
Use
Estimation
RESTAURANT
$1,295,000
Change: +80% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,100,000
Change: +53% · Conversion: Easy
Blend value · Realmo final
$1.81M
Range $1.62M – $1.99M · ±10% · vs last sale $1.71M (Nov 17 2023)
Last sale anchor
$1.71M
Nov 17 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
$170 / 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
$1,500,000
Assessed 2023
Previous assessed
$42,500
+3,429.4% YoY
Assessed land
$60,200
Assessed improvement
$1,439,800
Land market value
$70,001
Improvement market value
$1,674,199
Total market value
$1,744,200
Applied tax rate
524,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2022
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Bathrooms
4
Total area
10,640 SF
Lot
0.67 ac (29,185 SF)
Zoning code
01 - NOT ZONED
APN
524000 211.13-3-41
UPID
US63-1001048
Jurisdiction
WARREN
Zoning & alternative use
01 - NOT ZONED · Warrensburg, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Warrensburg, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrensburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
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
2022
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.67 ac
Current owner
From public records · entity-resolved
Dlc Capital Holdings LLC
Entity
Mailing address
1 IS RD, STUART, FL 34996-7005
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
Nov 17, 2023
$1,708,350
Dlc Capital Holdings LLC
Cleardevelopment LLC
Warranty Deed
$1,025,000 · Td Bank NA
Jun 15, 2022
$262,500
Clear Development LLC
Richard Galusha
Warranty Deed
—
Jun 13, 2013
$130,000
Richard Galusha
Gibson,james T
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.
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