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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Investment properties
672 Old Rte 17 Livingston Manor, NY 12758-5031
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-2223255
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2013
Total area
5,756 SF
Lot
0.61 ac (26,656 SF)
Zoning code
GB
APN
484400 39.-2-10
UPID
US63-2223255
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
-
Manor Flea Food Market Farmer's Market
-
Catskill Brewery Production Facility Brewery & Distillery
-
Global Natural Foods Inc Logistics Company
-
Catskill Food Truck Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$760k
Comparable Approach
Comparable
$707k
Blend (final)
Blend
$770k
Owner & transaction history
County Of Sullivan Indl Dev Agcy · 14 yrs held
County Of Sullivan Indl Dev Agcy
since 2012
5 recorded transactions
Zoning & alternative use
GB · Livingston Manor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$580,000
+27.4%
Auto repair, garage
$515,000
+12.6%
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 Livingston Manor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livingston Manor 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$825,000
6.5%
$760,000
7%
$705,000
Alternative Use
Use
Estimation
RESTAURANT
$580,000
Change: +27% · Conversion: Difficult
AUTO REPAIR, GARAGE
$515,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±10%
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
$134 / 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
$610,300
Assessed 2023
Previous assessed
$610,300
+0.0% YoY
Assessed land
$10,300
Assessed improvement
$600,000
Land market value
$24,009
Improvement market value
$1,398,591
Total market value
$1,422,600
Applied tax rate
484,402.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2013
Heating
NONE
Buildings
1
Stories
1
Total area
5,756 SF
Lot
0.61 ac (26,656 SF)
Zoning code
GB
APN
484400 39.-2-10
UPID
US63-2223255
Jurisdiction
SULLIVAN
Zoning & alternative use
GB · Livingston Manor, NYZoning GB · permitted uses
GB · Livingston Manor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$580,000
AUTO REPAIR, GARAGE
Est. value
$515,000
RESTAURANT
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
2013
Heating
NONE
Stories
1
Buildings
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
County Of Sullivan Indl Dev Agcy
Entity
Free & Clear · 14 yrs held
Mailing address
548 BROADWAY, MONTICELLO, NY 12701-1154
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2012
—
County Of Sullivan Indl Dev Agcy
—
Trustees Deed
related
$393,750 · First National Bank Jeffersonv
May 3, 2012
—
County Of Sullivan Indl Dev Agcy
Theowins LLC
Grant Deed
related
—
Oct 29, 2007
$105,000
Theowins LLC
Schneider,elliott
Grant Deed
—
May 4, 2001
$35,000
Elliott Schneider
Gould,george & Anna
Grant Deed
$25,000 · George & Anna
—
—
Elliott Schneider
—
Deed Of Trust
related
$7,500 · Jeffrey S Altbach
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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