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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Drive through restaurants
462 Utica Ave 470, Brooklyn, NY 11203-1319
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-0859498
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2000
Total area
2,892 SF
Lot
0.17 ac (7,466 SF)
Zoning code
C8-2
APN
04588-0088
UPID
US63-0859498
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
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$538k
Blend (final)
Blend
$530k
Owner & transaction history
Dulcamara Realty Separate Share Tru · 1 yrs held
Dulcamara Realty Separate Share Tru
since 2025
3 recorded transactions
Zoning & alternative use
C8-2 · Brooklyn, 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 Brooklyn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brooklyn 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
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$530,000
Current use
AUTO REPAIR, GARAGE
$520,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$435,000
Change: -18% · Conversion: Easy
OFFICE BUILDING
$430,000
Change: -19% · Conversion: Moderate
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
$183 / 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
$56,903
Tax year 2024
Assessed value
$604,800
Assessed 2024
Previous assessed
$580,050
+4.3% YoY
Effective rate
9.41%
On assessed value
Assessed land
$134,550
Assessed improvement
$470,250
Land market value
$299,000
Improvement market value
$1,045,000
Total market value
$1,344,000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2000
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
2,892 SF
Lot
0.17 ac (7,466 SF)
Zoning code
C8-2
APN
04588-0088
UPID
US63-0859498
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
C8-2 · Brooklyn, NY
Zoning C8-2 · permitted uses
C8-2 · Brooklyn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brooklyn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$530,000
AUTO REPAIR, GARAGE
Est. value
$520,000
RETAIL STORES
Est. value
$435,000
OFFICE BUILDING
Est. value
$430,000
RESTAURANT Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
2000
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Dulcamara Realty Separate Share Tru
Entity
Mailing address
1181 E 49TH ST, BROOKLYN, NY 11234-1512
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2025
—
Dulcamara Realty Separate Share Tru
Jill Sigman, Trustee
Deed
—
Nov 19, 2020
—
Sigman Family Store Trust
Abraham Sigman
Quit Claim Deed
—
—
—
Utica Empire Sw INC
—
Deed Of Trust
related
$430,000 · Nfa Funding II LLC
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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