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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Community centers
66 Frnt St, Hancock, NY 13783-1020
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-4128172
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2007
Total area
8,125 SF
Lot
0.89 ac (38,768 SF)
Zoning code
R1
APN
123601 428.16-2-23.31
UPID
US63-4128172
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
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$520k
Owner & transaction history
Howard Bch&95th St LLC · 4 yrs held
Howard Bch&95th St LLC
since 2021
Last sale
$467,500
3 recorded transactions
Zoning & alternative use
R1 · Hancock, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Hancock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hancock 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
$630,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$845,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$695,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$565,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$390,000
Change: 0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$380,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $468k (Jun 9 2025)
Last sale anchor
$468k
Jun 9 2025
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
$64 / 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
$17,381
Tax year 2020
Assessed value
$63,000
Assessed 2023
Previous assessed
$63,000
+0.0% YoY
Effective rate
27.59%
On assessed value
Assessed land
$13,000
Assessed improvement
$50,000
Land market value
$130,000
Improvement market value
$500,000
Total market value
$630,000
Applied tax rate
123,606.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2007
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
8,125 SF
Lot
0.89 ac (38,768 SF)
Zoning code
R1
APN
123601 428.16-2-23.31
UPID
US63-4128172
Jurisdiction
DELAWARE
Zoning & alternative use
R1 · Hancock, NY
Zoning R1 · permitted uses
R1 · Hancock, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hancock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$695,000
WAREHOUSE, STORAGE
Est. value
$565,000
RETAIL STORES
Est. value
$390,000
INDUSTRIAL (GENERAL)
Est. value
$380,000
RESTAURANT
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2007
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
Howard Bch&95th St LLC
Entity
Free & Clear · 4 yrs held
Mailing address
169 S MAIN ST #316, NEW CITY, NY 10956-3353
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2021
$613,600
Howard Bch&95th St LLC
Gsl Global LLC
Deed
—
Nov 15, 2010
$673,333
Gsl Global LLC
Fd Properties 6 LLC
Deed
—
May 25, 2007
$110,000
Fd Properties 6 LLC
Mary Ann Nichol
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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