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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Investment properties
56 Harmony Ln Montgomery, NY 12549-2711
Individually Owned
5-yr Hold
Property ID
US63-1843578
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2002
Total area
2,464 SF
Lot
0.21 ac (9,010 SF)
Zoning code
RA5
APN
334289 31-1-93
UPID
US63-1843578
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
$680k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$623k
Blend (final)
Blend
$590k
Owner & transaction history
Raquel Urena · 5 yrs held
Raquel Urena
since 2020
Last sale
$549,900
3 recorded transactions
Zoning & alternative use
RA5 · Montgomery, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$510,000
+17.4%
Office building
$470,000
+8.3%
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 Montgomery submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montgomery 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
$670,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$435,000
Current use
RETAIL STORES
$510,000
Change: +17% · Conversion: Easy
OFFICE BUILDING
$470,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$410,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $550k (Nov 16 2020)
Last sale anchor
$550k
Nov 16 2020
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
$239 / 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
$272,100
Assessed 2023
Previous assessed
$272,100
+0.0% YoY
Assessed land
$43,000
Assessed improvement
$229,100
Land market value
$102,388
Improvement market value
$545,512
Total market value
$647,900
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
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
2002
Heating
HOT WATER
Cooling
CENTRAL
Buildings
2
Stories
2
Rooms
3
Bathrooms
3
Total area
2,464 SF
Lot
0.21 ac (9,010 SF)
Zoning code
RA5
APN
334289 31-1-93
UPID
US63-1843578
Jurisdiction
ORANGE
Zoning & alternative use
RA5 · Montgomery, NY
Zoning RA5 · permitted uses
RA5 · Montgomery, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montgomery. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$435,000
RETAIL STORES
Est. value
$510,000
OFFICE BUILDING
Est. value
$470,000
AUTO REPAIR, GARAGE
Est. value
$410,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
2002
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
2
Rooms
3
Bathrooms
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Raquel Urena
Individual
Mailing address
56 HARMONY LN, MONTGOMERY, NY 12549-2711
Ownership since
2020
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
Nov 16, 2020
$549,900
Raquel Urena
Scott Capwell
Deed
$439,920 · United Northern Mortgage Bankers Lt
Dec 28, 2007
—
Scott Capwell
Capwell,scott
Quit Claim Deed
related
—
—
—
Scott Capwell
—
Deed Of Trust
related
$188,000 · Walden Savings Bank
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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