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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Investment properties
60 Main St, Warwick, NY 10990-1368
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-3163591
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Total area
5,155 SF
Lot
0.09 ac (3,960 SF)
Zoning code
401
APN
335405 211-2-10
UPID
US63-3163591
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
-
The Law Office of Michael C. Welch, PLLC Law Firm
-
searchlightweb.com (Bike/Boat/Book/etc) Store Corporate Office
-
Candy Apple Shoppe Specialty Food Shop Candy Store
-
HomeSmart Homes and Estates Chris Carbone Real Estate Agency
-
CertaPro Painters of Orange County, NY Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$668k
Blend (final)
Blend
$995k
Owner & transaction history
60 Main T 2021 · 4 yrs held
60 Main T 2021
since 2021
Last sale
$985,000
2 recorded transactions
Zoning & alternative use
401 · Warwick, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+69.4%
Retail stores
$1.1M
+13.5%
Office building
$980,000
+4.7%
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 Warwick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warwick 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
$985,000
ML approach
$1,025,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$935,000
Current use
RESTAURANT
$1,585,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$1,065,000
Change: +14% · Conversion: Easy
OFFICE BUILDING
$980,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$860,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $985k (Sep 29 2021)
Last sale anchor
$985k
Sep 29 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
$193 / 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
$48,800
Assessed 2023
Previous assessed
$48,800
+0.0% YoY
Assessed land
$13,800
Assessed improvement
$35,000
Land market value
$149,198
Improvement market value
$378,402
Total market value
$527,600
Applied tax rate
335,401.0000
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
1930
Heating
NONE
Buildings
1
Stories
3
Total area
5,155 SF
Lot
0.09 ac (3,960 SF)
Zoning code
401
APN
335405 211-2-10
UPID
US63-3163591
Jurisdiction
ORANGE
Zoning & alternative use
401 · Warwick, NY
Zoning 401 · permitted uses
401 · Warwick, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warwick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$935,000
RESTAURANT
Est. value
$1.6M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$980,000
AUTO REPAIR, GARAGE
Est. value
$860,000
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1930
Heating
NONE
Stories
3
Buildings
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
60 Main T 2021
Individual
Free & Clear · 4 yrs held
Mailing address
11 GREYSTONE CT, WARWICK, NY 10990-2355
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2021
—
60 Main T 2021
Warwick Valley 60 Main
Quit Claim Deed
related
—
Jan 20, 2012
$985,000
Warwick Valley 60 Main LLC
Old Town Hall Properties Ltd
Grant 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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