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Property profile & analytics
OFF-MARKET
Estimated value
$167,870,000
Office buildings
44-46 Wall St, New York, NY 10005
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-2732322
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1927
Total area
289,049 SF
Lot
0.33 ac (14,213 SF)
Zoning code
C5-5
APN
00043-0001
UPID
US63-2732322
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
$148.53M
Comparable Approach
Comparable
$108.08M
Blend (final)
Blend
$167.87M
Owner & transaction history
44 Wall Street Holdings, LP · 6 yrs held
44 Wall Street Holdings, LP
since 2020
Last sale
$200.0M
7 recorded transactions
Zoning & alternative use
C5-5 · New York, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$236.2M
+27.9%
Commercial (general)
$209.5M
+13.4%
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 New York submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New York 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
$182,750,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$160,905,000
6.5%
$148,530,000
7%
$137,920,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$184,635,000
Current use
WAREHOUSE, STORAGE
$236,200,000
Change: +28% · Conversion: Difficult
COMMERCIAL (GENERAL)
$209,450,000
Change: +13% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$156,400,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$167.87M
Range $151.08M – $184.66M · ±10% · vs last sale $200.00M (Mar 13 2020)
Last sale anchor
$200.00M
Mar 13 2020
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
$581 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$2,429,691
Tax year 2024
Assessed value
$22,938,930
Assessed 2024
Previous assessed
$22,573,530
+1.6% YoY
Effective rate
10.59%
On assessed value
Assessed land
$5,760,000
Assessed improvement
$17,178,930
Land market value
$12,800,000
Improvement market value
$40,642,000
Total market value
$53,442,000
Applied tax rate
4.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1927
Heating
NONE
Buildings
1
Stories
24
Units
45
Total area
289,049 SF
Lot
0.33 ac (14,213 SF)
Zoning code
C5-5
APN
00043-0001
UPID
US63-2732322
Jurisdiction
NEW YORK(MANHATTAN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
C5-5 · New York, NY
Zoning C5-5 · permitted uses
C5-5 · New York, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New York. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$184.6M
WAREHOUSE, STORAGE
Est. value
$236.2M
COMMERCIAL (GENERAL)
Est. value
$209.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$156.4M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1927
Heating
NONE
Stories
24
Buildings
1
Units
45
Lot
0.33 ac
Current owner
From public records · entity-resolved
44 Wall Street Holdings, LP
Entity
Mailing address
3710 RAWLINS ST STE #1100, DALLAS, TX 75219-6405
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2020
$200,000,000
44 Wall Street Holdings, LP
44 Wall Owner LLC
Deed
$53,000,000 · Athene Annuity And Life Company Dba
Sep 21, 2016
—
44 Wall Owner LLC
—
Grant Deed
related
$6,966,179 · Deutsche Bk Ag/ny Branch
Apr 17, 2006
—
44 Wall Owner LLC
—
Deed Of Trust
related
$75,000,000 · Lehman Brothers Bank Fsb
Apr 23, 2004
$65,000,000
44 Wall Owner LLC
44 Wall Street Vef IV LLC
Grant Deed
related
—
—
—
44 Wall Owner LLC
—
Loan Modification
related
$70,142,007 · Naeringsbygg Holding III As
—
—
44 Wall Owner LLC
—
Loan Modification
related
$70,142,007 · Kommersiella Fastigheter/ny 3
—
—
44 Wall Owner LLC
—
Loan Modification
related
$70,142,007 · Kommersiella Fastigheter/ny 3
—
—
44 Wall Owner LLC
—
Loan Modification
related
$70,142,007 · Private Individual
—
—
44 Wall Owner LLC
—
Loan Modification
related
$70,142,007 · Naeringsbygg Holding III As
—
—
44 Wall Owner LLC
—
Loan Modification
related
$70,142,007 · Naeringsbygg Holding III As
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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