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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Investment properties
785 Main St, Margaretville, NY 12455-8001
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-0708096
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Total area
13,653 SF
Lot
0.35 ac (15,246 SF)
Zoning code
GV
APN
124603 306.7-3-11
UPID
US63-0708096
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
-
Carolann's Cuisines Restaurant
-
Main Street Jewelers (Bike/Boat/Book/etc) Store
-
Catskill Mountain Artisans Guild (Bike/Boat/Book/etc) Store
-
Foothills Shoe Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Longyear Gallery Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$462k
Blend (final)
Blend
$620k
Owner & transaction history
Msfs 2020 LLC · 4 yrs held
Msfs 2020 LLC
since 2021
Last sale
$610,000
2 recorded transactions
Zoning & alternative use
GV · Margaretville, 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 Margaretville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Margaretville 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
$640,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$910,000
Current use
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $610k (Nov 23 2021)
Last sale anchor
$610k
Nov 23 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
$45 / 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
$10,094
Tax year 2020
Assessed value
$466,900
Assessed 2023
Previous assessed
$466,900
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$30,000
Assessed improvement
$436,900
Land market value
$43,230
Improvement market value
$629,570
Total market value
$672,800
Applied tax rate
124,601.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Heating
NONE
Buildings
1
Stories
2
Total area
13,653 SF
Lot
0.35 ac (15,246 SF)
Zoning code
GV
APN
124603 306.7-3-11
UPID
US63-0708096
Jurisdiction
DELAWARE
Zoning & alternative use
GV · Margaretville, NY
Zoning GV · permitted uses
GV · Margaretville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Margaretville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$910,000
COMMERCIAL (GENERAL) Current
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
1910
Heating
NONE
Stories
2
Buildings
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Msfs 2020 LLC
Entity
Mailing address
300 HIDDEN WATERS DR, MARGARETVILLE, NY 12455-3015
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$610,000
Msfs 2020 LLC
Campobello LLC
Warranty Deed
$341,250 · Nbt Bank National Association
Jul 16, 2007
$400,000
Campobello LLC
Camco Dev Co INC
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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