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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Commercial real estate
447 Frst Ave, Locust Valley, NY 11560-2126
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-3103472
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1908
Construction
FRAME
Total area
704 SF
Lot
0.13 ac (5,700 SF)
APN
23-022-00-0492
UPID
US63-3103472
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
-
The Valley Fireplace Hardware & Home Improvement
-
L. Graziose Plumbing Heating & Cooling Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$530k
Owner & transaction history
447 Forest Avenue LLC · 14 yrs held
447 Forest Avenue LLC
since 2011
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$620,000
+35.5%
Office building
$495,000
+9.0%
Auto repair, garage
$465,000
+1.5%
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 Locust Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Locust Valley 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$455,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$620,000
Change: +36% · Conversion: Difficult
OFFICE BUILDING
$495,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$465,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$400,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$753 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$15,978
Tax year 2023
Assessed value
$3,568
Assessed 2023
Previous assessed
$3,568
+0.0% YoY
Effective rate
447.81%
On assessed value
Assessed land
$1,708
Assessed improvement
$1,860
Total market value
$356,800
Applied tax rate
656.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1908
Construction
FRAME
Heating
FORCED AIR
Buildings
2
Stories
2
Units
1
Bathrooms
1
Total area
704 SF
Lot
0.13 ac (5,700 SF)
APN
23-022-00-0492
UPID
US63-3103472
Jurisdiction
NASSAU
Metro division
NASSAU-SUFFOLK, NY METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
$455,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$620,000
OFFICE BUILDING
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$465,000
RETAIL STORES
Est. value
$400,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1908
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
2
Units
1
Bathrooms
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
447 Forest Avenue LLC
Entity
Free & Clear · 14 yrs held
Mailing address
447 FRST AVE, LOCUST VALLEY, NY 11560-2126
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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
Nov 16, 2011
—
447 Forest Avenue LLC
Graziose,marie E
Grant Deed
—
Jun 8, 2007
—
Lawrence Graziose
L & M Graziose Family Limited
Quit Claim Deed
related
—
Jan 7, 1991
$175,000
Lawrence Graziose
Unknown
Grant Deed
—
—
—
447 Forest Avenue LLC
—
Deed Of Trust
related
$250,000 · Lyons Mtg
—
—
447 Forest Avenue LLC
—
Deed Of Trust
related
$250,000 · Lyons Mtg
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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