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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Turn key restaurants
46 Main St, New Paltz, NY 12561-1745
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-5979709
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1967
Total area
1,893 SF
Lot
0.04 ac (1,742 SF)
Zoning code
B2
APN
513801 86.33-3-12
UPID
US63-5979709
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$615k
Owner & transaction history
Junder LLC · 5 yrs held
Junder LLC
since 2021
Last sale
$670,000
7 recorded transactions
Zoning & alternative use
B2 · New Paltz, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Paltz submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Paltz 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
$575,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$370,000
Current use
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $670k (May 26 2024)
Last sale anchor
$670k
May 26 2024
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
$325 / 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
$300,000
Assessed 2023
Previous assessed
$300,000
+0.0% YoY
Assessed land
$40,000
Assessed improvement
$260,000
Land market value
$60,606
Improvement market value
$393,939
Total market value
$454,545
Applied tax rate
513,801.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1967
Heating
NONE
Buildings
1
Stories
2
Total area
1,893 SF
Lot
0.04 ac (1,742 SF)
Zoning code
B2
APN
513801 86.33-3-12
UPID
US63-5979709
Jurisdiction
ULSTER
Zoning & alternative use
B2 · New Paltz, NY
Zoning B2 · permitted uses
B2 · New Paltz, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Paltz. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$370,000
RESTAURANT Current
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
1967
Heating
NONE
Stories
2
Buildings
1
Lot
0.04 ac
Current owner
From public records · entity-resolved
Junder LLC
Entity
Mailing address
22 DEERPATH DR, NEW PALTZ, NY 12561-2811
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2024
—
46 Main Street LLC
—
Deed
related
$416,500 · Nbt Bank National Association
Jan 15, 2021
$430,000
Junder LLC
46 Main St New Paltz LLC
Deed
$330,000 · Sawyer Savings Bank
Dec 14, 2017
—
46 Main Street Restaurant New
—
Deed
related
$20,000 · Wallkill Vly Fed'l S&l
Feb 9, 2005
$490,000
46 Main Street Restaurant New
Loughlin,william & Michelle
Grant Deed
$300,000 · Ulster Savings Bank
Apr 7, 1997
$200,000
William Loughlin
Kupersmith,peter
Grant Deed
$180,000 · First Union National Bank
—
—
46 Main Street Restaurant New
—
Deed Of Trust
related
$379,000 · Wallkill Valley Fed'l S&l Assn
—
—
William Loughlin
—
Deed Of Trust
related
$21,487 · First Union National Bank
—
—
46 Main Street Restaurant New
—
Deed Of Trust
related
$20,000 · Wallkill Vly Fed'l S&l
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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