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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Investment properties
3958 Rte 28 Boiceville, NY 12412
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-2498368
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1987
Total area
9,850 SF
Lot
0.16 ac (6,970 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
514000 36.4-1-38
UPID
US63-2498368
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
by Request
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
$1.73M
Blend (final)
Blend
$1.55M
Owner & transaction history
Otto LLC · 4 yrs held
Otto LLC
since 2022
2 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Boiceville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+15.4%
Auto repair, garage
$1.9M
+11.1%
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 Boiceville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boiceville 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%
$1,735,000
6.5%
$1,605,000
7%
$1,490,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,665,000
Current use
RESTAURANT
$1,925,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,850,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$1,340,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±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
$157 / 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
$1,750,000
Assessed 2023
Previous assessed
$1,750,000
+0.0% YoY
Assessed land
$36,800
Assessed improvement
$1,713,200
Land market value
$40,462
Improvement market value
$1,883,672
Total market value
$1,924,134
Applied tax rate
514,001.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1987
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
9,850 SF
Lot
0.16 ac (6,970 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
514000 36.4-1-38
UPID
US63-2498368
Jurisdiction
ULSTER
Zoning & alternative use
02 - SINGLE RESIDENCE · Boiceville, NYZoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Boiceville, 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
$1.7M
RESTAURANT
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.3M
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
1987
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Otto LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3958 RTE 28, BOICEVILLE, NY 12412
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2022
—
Otto LLC
Daniel M Leader
Deed
—
—
—
Largay LLC
—
Loan Modification
related
$2,955,000 · Bank Of Greene Cnty
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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