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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Strip malls
4 Old Lk Rd, Valley Cottage, NY 10989-1862
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-4318417
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Total area
3,768 SF
Lot
0.52 ac (22,651 SF)
Zoning code
LS
APN
392089 59.6-3-71
UPID
US63-4318417
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
-
Wilma's Tea Cosy Cafe & Coffee Shop
-
Renee Bosma - Rockland Veterinary Care - Hudson Valley Veterinary Clinic
-
Derek Gadino - Rockland Veterinary Care - Hudson Valley Veterinary Clinic
-
Bridget Lambrich - Rockland Veterinary Care - Hudson Valley Veterinary Clinic
-
Rockland Veterinary Care - Hudson Valley Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.39M
Owner & transaction history
4-6 Old Lake Road LLC · 4 yrs held
4-6 Old Lake Road LLC
since 2021
Last sale
$953,125
1 recorded transaction
Zoning & alternative use
LS · Valley Cottage, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+85.9%
Office building
$1.9M
+67.3%
Commercial (general)
$1.4M
+18.8%
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 Valley Cottage submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Cottage 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
$1,755,000
ML approach
$1,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Current use
AUTO REPAIR, GARAGE
$2,165,000
Change: +86% · Conversion: Difficult
OFFICE BUILDING
$1,945,000
Change: +67% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,380,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$1,355,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±10% · vs last sale $953k (Dec 21 2021)
Last sale anchor
$953k
Dec 21 2021
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
$369 / 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
$159,000
Assessed 2023
Previous assessed
$206,000
-22.8% YoY
Assessed land
$35,900
Assessed improvement
$123,100
Land market value
$11,831
Improvement market value
$40,569
Total market value
$52,400
Applied tax rate
392,404.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2003
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,768 SF
Lot
0.52 ac (22,651 SF)
Zoning code
LS
APN
392089 59.6-3-71
UPID
US63-4318417
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
LS · Valley Cottage, NY
Zoning LS · permitted uses
LS · Valley Cottage, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Valley Cottage. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2003
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
4-6 Old Lake Road LLC
Entity
Mailing address
6 OLD LK RD, VALLEY COTTAGE, NY 10989-1862
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2021
$953,125
4-6 Old Lake Road LLC
4 Old Lake Associates LLC
Bargain And Sale Deed
$595,000 · Empire State Bank
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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