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Property profile & analytics
OFF-MARKET
Estimated value
$7,900,000
Community centers
68 Thompson Sq Monticello, NY 12701-4868
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-3087841
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2003
Total area
104,739 SF
Lot
9.68 ac (421,661 SF)
Zoning code
HC2
APN
484689 13.-3-40.1
UPID
US63-3087841
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
$7.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.90M
Owner & transaction history
East Orange Industria LLC · 5 yrs held
East Orange Industria LLC
since 2021
Last sale
$8.4M
7 recorded transactions
Zoning & alternative use
HC2 · Monticello, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.4M
+212.7%
Auto repair, garage
$9.2M
+177.2%
Commercial (general)
$9.1M
+171.6%
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 Monticello submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Monticello 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
$7,530,000
ML approach
$7,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,425,000
Change: +213% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,240,000
Change: +177% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,055,000
Change: +172% · Conversion: Easy
MEDICAL BUILDING
$8,195,000
Change: +146% · Conversion: Difficult
OFFICE BUILDING
$6,715,000
Change: +101% · Conversion: Moderate
RETAIL STORES
$6,370,000
Change: +91% · Conversion: Easy
Blend value · Realmo final
$7.90M
Range $7.11M – $8.69M · ±10% · vs last sale $8.40M (Jun 9 2021)
Last sale anchor
$8.40M
Jun 9 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
$75 / 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
$5,061,654
Assessed 2023
Previous assessed
$5,061,654
+0.0% YoY
Assessed land
$472,300
Assessed improvement
$4,589,354
Land market value
$944,600
Improvement market value
$9,178,708
Total market value
$10,123,308
Applied tax rate
484,601.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2003
Heating
NONE
Buildings
7
Stories
1
Total area
104,739 SF
Lot
9.68 ac (421,661 SF)
Zoning code
HC2
APN
484689 13.-3-40.1
UPID
US63-3087841
Jurisdiction
SULLIVAN
Zoning & alternative use
HC2 · Monticello, NY
Zoning HC2 · permitted uses
HC2 · Monticello, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Monticello. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$9.2M
COMMERCIAL (GENERAL)
Est. value
$9.1M
MEDICAL BUILDING
Est. value
$8.2M
OFFICE BUILDING
Est. value
$6.7M
RETAIL STORES
Est. value
$6.4M
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
Year built
2003
Heating
NONE
Stories
1
Buildings
7
Lot
9.68 ac
Current owner
From public records · entity-resolved
East Orange Industria LLC
Entity
Free & Clear · 5 yrs held
Mailing address
110 DORSA AVE, LIVINGSTON, NJ 07039-1003
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2021
$8,400,000
East Orange Industria LLC
Court&pacific LLC
Deed
—
May 5, 2015
$7,250,000
Court & Pacific LLC
Mcb Thompson LLC
Grant Deed
$2,500,000 · Signature Bk
Jan 21, 2015
$18,202,904
Lb-ubs 2007-c6-thompson Stn Ll
Thompson Station INC
Grant Deed
related
—
Dec 2, 2014
—
Mcb Thompson LLC
Thompson Station INC
Quit Claim Deed
related
—
May 26, 2004
$23,900,000
Southeast Thompson Mont Inland
Monticello Mall Dev Group LLC
Grant Deed
related
—
—
—
Court & Pacific LLC
—
Loan Modification, Consolidation And Extension
related
$4,900,000 · Signature Bk
—
—
Court & Pacific LLC
—
Deed Of Trust
related
$2,400,000 · Signature Bk
—
—
Southeast Thompson Mont Inland
—
Deed Of Trust
related
$13,350,000 · Bear Stearns Commercial Mtg
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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