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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Investment properties
4054 State Rte 52, Youngsville, NY 12791
Individually Owned
9-yr Hold
Free & Clear
Property ID
US63-3390482
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2002
Total area
5,120 SF
Lot
1.56 ac (67,954 SF)
Zoning code
BD
APN
482289 19.-4-16
UPID
US63-3390482
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
$675k
Comparable Approach
Comparable
$629k
Blend (final)
Blend
$665k
Owner & transaction history
Malcolm H Mcgregor · 9 yrs held
Malcolm H Mcgregor
since 2016
2 recorded transactions
Zoning & alternative use
BD · Youngsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$515,000
+27.4%
Auto repair, garage
$455,000
+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 Youngsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Youngsville 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%
$730,000
6.5%
$675,000
7%
$630,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$405,000
Current use
RESTAURANT
$515,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$455,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$130 / 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
$280,000
Assessed 2023
Previous assessed
$280,000
+0.0% YoY
Assessed land
$19,000
Assessed improvement
$261,000
Land market value
$49,739
Improvement market value
$683,261
Total market value
$733,000
Applied tax rate
484,802.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2002
Heating
NONE
Buildings
1
Stories
1
Total area
5,120 SF
Lot
1.56 ac (67,954 SF)
Zoning code
BD
APN
482289 19.-4-16
UPID
US63-3390482
Jurisdiction
SULLIVAN
Zoning & alternative use
BD · Youngsville, NY
Zoning BD · permitted uses
BD · Youngsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Youngsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$405,000
RESTAURANT
Est. value
$515,000
AUTO REPAIR, GARAGE
Est. value
$455,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2002
Heating
NONE
Stories
1
Buildings
1
Lot
1.56 ac
Current owner
From public records · entity-resolved
Malcolm H Mcgregor
Individual
Free & Clear · 9 yrs held
Mailing address
23 BEEHOLM RD, REDDING, CT 06896-3302
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
Sep 20, 2016
—
Malcolm H Mcgregor
Mcgregor,malcolm
Quit Claim Deed
related
—
May 23, 2002
—
Valley Group Enterprises
Kuebler,david
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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