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Property profile & analytics
OFF-MARKET
Estimated value
$4,215,000
Investment properties
465 Main St Beacon, NY 12508-3300
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-3759895
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Total area
9,660 SF
Lot
0.11 ac (4,792 SF)
Zoning code
GB
APN
130200 6054-37-071741-0000
UPID
US63-3759895
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
-
Brother's Trattoria Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.22M
Owner & transaction history
Berisha Property LLC · 3 yrs held
Berisha Property LLC
since 2023
Last sale
$4.2M
3 recorded transactions
Zoning & alternative use
GB · Beacon, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+107.1%
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 Beacon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beacon 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
$4,355,000
ML approach
$4,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,745,000
Change: +107% · Conversion: Difficult
Blend value · Realmo final
$4.22M
Range $3.79M – $4.64M · ±10% · vs last sale $4.16M (Jan 31 2023)
Last sale anchor
$4.16M
Jan 31 2023
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
$436 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$29,928
Tax year 2020
Assessed value
$950,000
Assessed 2023
Previous assessed
$950,000
+0.0% YoY
Effective rate
3.15%
On assessed value
Assessed land
$200,000
Assessed improvement
$750,000
Land market value
$200,000
Improvement market value
$750,000
Total market value
$950,000
Applied tax rate
130,200.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1945
Heating
NONE
Stories
3
Total area
9,660 SF
Lot
0.11 ac (4,792 SF)
Zoning code
GB
APN
130200 6054-37-071741-0000
UPID
US63-3759895
Jurisdiction
DUTCHESS
Zoning & alternative use
GB · Beacon, NY
Zoning GB · permitted uses
GB · Beacon, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beacon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.7M
RESTAURANT
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
1945
Heating
NONE
Stories
3
Lot
0.11 ac
Current owner
From public records · entity-resolved
Berisha Property LLC
Entity
Free & Clear · 3 yrs held
Mailing address
169 MAIN ST, BEACON, NY 12508-2705
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Mar 24, 2025
—
465 Beacon Associates LLC
—
Deed
related
$500,000 · Mid Hudson Valley FCU
Jan 31, 2023
$4,162,500
Berisha Property LLC
534 Main Street LLC
Deed
—
Jan 31, 2023
$1,850,000
Berisha Property LLC
534 Main Street LLC
Deed
—
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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