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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Showrooms
396 Wittenberg Rd, Bearsville, NY 12409-5648
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-2563446
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2009
Total area
4,016 SF
Lot
1.81 ac (78,844 SF)
Zoning code
NC
APN
515800 26.3-2-60.120
UPID
US63-2563446
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
$655k
Comparable Approach
Comparable
$747k
Blend (final)
Blend
$645k
Owner & transaction history
Louie & Hazel LLC · 10 yrs held
Louie & Hazel LLC
since 2016
5 recorded transactions
Zoning & alternative use
NC · Bearsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$755,000
+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 Bearsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bearsville 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%
$710,000
6.5%
$655,000
7%
$605,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$680,000
Current use
AUTO REPAIR, GARAGE
$755,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$545,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$161 / 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
$368,000
Assessed 2023
Previous assessed
$368,000
+0.0% YoY
Assessed land
$73,200
Assessed improvement
$294,800
Land market value
$157,419
Improvement market value
$633,979
Total market value
$791,398
Applied tax rate
514,001.0000
Comparables
4 recent transactions · within 1.5 miComparable in this city
4 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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2009
Heating
NONE
Buildings
1
Stories
1
Total area
4,016 SF
Lot
1.81 ac (78,844 SF)
Zoning code
NC
APN
515800 26.3-2-60.120
UPID
US63-2563446
Jurisdiction
ULSTER
Zoning & alternative use
NC · Bearsville, NY
Zoning NC · permitted uses
NC · Bearsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bearsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$755,000
OFFICE BUILDING
Est. value
$545,000
COMMERCIAL (GENERAL) Current
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
2009
Heating
NONE
Stories
1
Buildings
1
Lot
1.81 ac
Current owner
From public records · entity-resolved
Louie & Hazel LLC
Entity
Mailing address
990 STEWART AVE STE #580, GARDEN CITY, NY 11530-4890
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2016
$500,000
Louie & Hazel LLC
396 Wittenberg Road LLC
Grant Deed
—
Nov 21, 2008
—
396 Wittenberg Road LLC
Hanowitz,geoffrey
Grant Deed
$435,000 · Mid-hudson Valley FCU
May 4, 2006
$75,000
Geoffrey Hanowitz
Wapner,grace B
Grant Deed
—
Jan 20, 1998
—
New York City (ny)
Wapner,grace & Gerald L
Grant Deed
related
—
—
—
396 Wittenberg Road LLC
—
Deed Of Trust
related
$250,000 · Catskill Watershed Corp
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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