Entity Owned 
For Sale
1 / 36
$774,900
740 Southwoods Dr, Monticello, NY 12701
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Property summary
AI-generated overview
This exceptional mixed-use property, located at 740 Southwoods Drive in Monticello, NY, 12701, presents a unique investment opportunity. Situated on a 2.2-acre lot with Highway Commercial zoning, this property boasts two buildings offering a diverse range of spaces. The main building features a 1,800 square foot house with three bedrooms, two bathrooms, a kitchen, living room, outside patio, and attic. The house includes gas heat and window air conditioning. The property also includes a 3,000 square foot warehouse space. The lower level of the warehouse has windows and 7-foot ceilings, while the ground floor offers 9 to 12-foot ceilings and a drive-in feature. The property benefits from excellent visibility and signage, easy access from Route 17, and proximity to downtown Monticello. Utilities include gas heat, a septic tank, and well water. This versatile property is suitable for a variety of commercial, industrial, and medical office uses, making it an attractive option for investors seeking a multi-faceted investment in Sullivan County, New York. The property's zoning and location offer significant potential for growth and development.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1989
Total area
1,812 SF
Lot
1 ac (43,560 SF)
Zoning code
CI
APN
484689 31.-1-80.3
UPID
US63-1687557
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$215k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$220k
Owner & transaction history
since 2022
Last sale
$250,000
1 recorded transaction
Zoning & alternative use
CI · Monticello, 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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$220k
Value range
$198k – $242k
±10% around blend
Estimated value / SF
$121 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
80
$198k
blend $220k
$242k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,812 SF
Lot area
1 ac
Year built
1989
Stories
1
APN
484689 31.-1-80.3
Zoning
CI
Assessed value
$120,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$435k
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.1 mi away · 1,575 SF
15.7 mi away · 1,868 SF
16.0 mi away · 1,780 SF
16.0 mi away · 1,760 SF
18.9 mi away · 1,440 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$220k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 49 sales
$78
+56%
Submarket 50 sales
$78
+55%
County 165 sales
$79
+53%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $121/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
Not available
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: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$250k
Move the market yield to see immediate price impact.
Value / SF
$138
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%
$16k
$315k
$225k
$175k
$18k
$350k
$250k
$194k
$19k
$385k
$275k
$214k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$100k
9.5 mi · Jan 2026 · $76/SF
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$120,000
Assessed 2023
Previous assessed
$120,000
+0.0% YoY
Assessed land
$63,000
Assessed improvement
$57,000
Land market value
$126,000
Improvement market value
$114,000
Total market value
$240,000
Applied tax rate
484,601.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1989
Heating
NONE
Buildings
1
Stories
1
Total area
1,812 SF
Lot
1 ac (43,560 SF)
Zoning code
CI
APN
484689 31.-1-80.3
UPID
US63-1687557
Jurisdiction
SULLIVAN
Zoning & alternative use
CI · Monticello, NYZoning CI · permitted uses
CI · Monticello, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Stories
1
Buildings
1
Lot
1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CI
Jurisdiction
Monticello, NY
Recorded code
CI
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CI in Monticello, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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.
Registration is required before any owner information is shown.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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