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Property profile & analytics
OFF-MARKET
Estimated value
$2,355,000
Office buildings
469 State Rte 17k, Rock Tavern, NY 12575-5015
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2994702
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2006
Total area
14,696 SF
Lot
2.8 ac (121,968 SF)
Zoning code
I1
APN
334289 31-1-61
UPID
US63-2994702
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
$2.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.78M
Blend (final)
Blend
$2.36M
Owner & transaction history
Loch Lurgam LLC · 3 yrs held
Loch Lurgam LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
I1 · Rock Tavern, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.0M
+8.4%
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 Rock Tavern submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rock Tavern 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
$2,775,000
ML approach
$2,770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,795,000
Current use
RETAIL STORES
$3,030,000
Change: +8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,455,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.36M
Range $2.12M – $2.59M · ±10% · vs last sale $2.23M (Oct 17 2022)
Last sale anchor
$2.23M
Oct 17 2022
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
$160 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$478,500
Assessed 2023
Previous assessed
$478,500
+0.0% YoY
Assessed land
$74,700
Assessed improvement
$403,800
Land market value
$177,859
Improvement market value
$961,441
Total market value
$1,139,300
Applied tax rate
334,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
14,696 SF
Lot
2.8 ac (121,968 SF)
Zoning code
I1
APN
334289 31-1-61
UPID
US63-2994702
Jurisdiction
ORANGE
Zoning & alternative use
I1 · Rock Tavern, NY
Zoning I1 · permitted uses
I1 · Rock Tavern, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rock Tavern. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.8M
RETAIL STORES
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
2006
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.8 ac
Current owner
From public records · entity-resolved
Loch Lurgam LLC
Entity
Mailing address
69 OLD MIDDLETOWN RD, PEARL RIVER, NY 10965-2637
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Oct 17, 2022
$2,225,000
Loch Lurgam LLC
Pennings Visions LLC
Deed
$1,780,000 · Teg Federal Credit Union
Nov 29, 2016
—
Pennings Visions LLC
—
Deed
related
$1,231,000 · Jeff Bk
Jun 28, 2011
$650,000
Superior Towing
Mills,harry J & Marie C
Grant Deed
$425,000 · Harry J & Marie C Mills
Aug 10, 2007
$1,435,452
Visions L Pennings
T & A Realty Co LLC
Grant Deed
—
—
—
Pennings Visions LLC
—
Loan Modification
related
$1,200,000 · Hometown Bank
—
—
Pennings Visions LLC
—
Deed Of Trust
related
$49,908 · Hometown Bank
—
—
Pennings Visions LLC
—
Deed Of Trust
related
$50,000 · Hometown Bk/hudson Vly
—
—
Pennings Visions LLC
—
Loan Modification
related
$1,231,000 · Jeff Bk
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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