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Property profile & analytics
OFF-MARKET
Estimated value
$4,470,000
Sports & entertainment properties
5 Browns Ln, Hawthorne, NY 10532-1518
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-3981669
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Total area
36,552 SF
Lot
2 ac (87,120 SF)
Zoning code
05 - COMMERCIAL
APN
553489 116.7-1-9
UPID
US63-3981669
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
-
Solaris Sports & Racquet Club Sports School Sports Field & Court
-
Westchester Turf and Tennis Gym & Fitness Center Sports Field & Court
-
Dumova Tennis Tutoring Service Sports School
-
Just Rug & Carpet Cleaning Service (Bike/Boat/Book/etc) Store
-
Velocity Sports Performance (Hawthorne) Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.47M
Owner & transaction history
Hawthorne Re Ventures LLC · 5 yrs held
Hawthorne Re Ventures LLC
since 2021
Last sale
$4.1M
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Hawthorne, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.1M
+34.6%
Commercial (general)
$5.7M
+26.9%
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 Hawthorne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hawthorne 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
$4,715,000
ML approach
$4,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$4,510,000
Current use
AUTO REPAIR, GARAGE
$6,075,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,725,000
Change: +27% · Conversion: Difficult
MEDICAL BUILDING
$3,915,000
Change: -13% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,695,000
Change: -18% · Conversion: Difficult
RETAIL STORES
$3,685,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$4.47M
Range $4.02M – $4.92M · ±10% · vs last sale $4.10M (May 18 2021)
Last sale anchor
$4.10M
May 18 2021
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
$122 / 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
Assessed value
$52,635
Assessed 2023
Previous assessed
$59,655
-11.8% YoY
Assessed land
$25,000
Assessed improvement
$27,635
Land market value
$2,212,389
Improvement market value
$2,445,575
Total market value
$4,657,964
Applied tax rate
553,402.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Heating
NONE
Buildings
1
Stories
1
Total area
36,552 SF
Lot
2 ac (87,120 SF)
Zoning code
05 - COMMERCIAL
APN
553489 116.7-1-9
UPID
US63-3981669
Jurisdiction
WESTCHESTER
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
05 - COMMERCIAL · Hawthorne, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Hawthorne, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hawthorne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$3.9M
WAREHOUSE, STORAGE
Est. value
$3.7M
RETAIL STORES
Est. value
$3.7M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
Heating
NONE
Stories
1
Buildings
1
Lot
2 ac
Current owner
From public records · entity-resolved
Hawthorne Re Ventures LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 487, TARRYTOWN, NY 10591-0487
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2021
$4,100,000
Hawthorne Re Ventures LLC
Westchester Indoor Tennis Ltd
Bargain And Sale 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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