Entity Owned 
For Lease
1 / 2
$1,040,000
706 Executive Blvd, Valley Cottage, NY 10989
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Total area
30,000 SF
Lot
3.73 ac (162,479 SF)
Zoning code
LI
APN
392089 52.15-1-2
UPID
US63-5808211
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Crisis Center Medical Clinic
-
Industrial Manufacturer Production Facility
-
Medical Clinic
-
Physician
-
Industrial Manufacturer Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.53M
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$1.04M
Owner & transaction history
2 recorded transactions
Zoning & alternative use
LI · Valley Cottage, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.04M
Value range
$936k – $1.14M
±10% around blend
Estimated value / SF
$35 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
$936k
blend $1.04M
$1.14M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,000 SF
Lot area
3.73 ac
Year built
1986
Stories
1
APN
392089 52.15-1-2
Zoning
LI
Assessed value
$749,100
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.53M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.82M
@ 6.5% CAP return
$3.53M
@ 7% CAP return
$3.28M
4
Sales comparison
Partial preview
Sales approach indication
$8.74M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.8 mi away · 34,512 SF
12.6 mi away · 29,300 SF
14.3 mi away · 24,029 SF
16.4 mi away · 26,378 SF
22.0 mi away · 38,738 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 41 sales
$359
-90%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $35/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$749k
Move the market yield to see immediate price impact.
Value / SF
$25
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$47k
$944k
$674k
$524k
$52k
$1.05M
$749k
$583k
$58k
$1.15M
$824k
$641k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$12.50M
2.5 mi · Feb 2026 · $359/SF
Property tax & assessments
Property tax & assessments
Assessed value
$749,100
Assessed 2023
Previous assessed
$749,100
+0.0% YoY
Assessed land
$157,900
Assessed improvement
$591,200
Land market value
$240,697
Improvement market value
$901,203
Total market value
$1,141,900
Applied tax rate
392,404.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1986
Heating
NONE
Cooling
PARTIAL
Stories
1
Total area
30,000 SF
Lot
3.73 ac (162,479 SF)
Zoning code
LI
APN
392089 52.15-1-2
UPID
US63-5808211
Jurisdiction
ROCKLAND
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
LI · Valley Cottage, NYZoning LI · permitted uses
LI · Valley Cottage, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.73 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LI
Jurisdiction
Valley Cottage, NY
Recorded code
LI
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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