81 110th St New York, NY 10029-3106
Individually Owned
3-yr Hold
~
Est. High Equity
Estimated value (blended)
$3.66M
Range $3.29M – $4.02M (±10%)
Implied cap rate
7.40%
In-place · NOI ÷ last sale
Property ID
US63-1313035
Property summary
AI-generated overview
This exceptional commercial land parcel, located at 81 E 110th St in New York, NY 10029, presents a unique investment and development opportunity. The property boasts a 2,180 square foot lot size (0.05 acres) and is zoned R7-2, allowing for significant development potential. Currently generating a net operating income of $150,000 annually from three retail stores operating under short-term leases, this property offers immediate cash flow. The existing retail building provides a stable income stream while the substantial buildable air rights, ranging from 31,553 to 39,000 square feet, unlock significant future development possibilities. This prime location is just two blocks from Central Park, offering unparalleled access to one of New York City's most iconic landmarks and a vibrant, high-traffic area. Importantly, there are no mandatory affordable or inclusionary housing requirements associated with this property, simplifying the development process. The asking price for this exceptional property is $5,250,000. This is a rare chance to acquire a high-yield investment property with substantial upside potential in a highly desirable New York City location.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1957
Total area
2,000 SF
Lot
0.05 ac (2,018 SF)
Zoning code
R7-2
APN
01616-0033
UPID
US63-1313035
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
-
Food Market Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.68M
CAP Approach
CAP
$4.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.66M
Owner & transaction history
since 2022
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
R7-2 · New York, NY
Top alternative use upside
Auto repair, garage
$4.6M
+548.3%
Retail stores
$2.6M
+268.8%
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 64 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.66M
Value range
$3.29M – $4.02M
±10% around blend
Estimated value / SF
$1,828 / SF
Confidence
High
64 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$3.29M
blend $3.66M
$4.02M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,000 SF
Lot area
0.05 ac
Year built
1957
Stories
2
APN
01616-0033
Assessed value
$180,360
Annual tax
$15,729
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.16M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.50M
@ 6.5% CAP return
$4.16M
@ 7% CAP return
$3.86M
4
Sales comparison
Partial preview
Sales approach indication
$1.04M
Weighted, 20 comps · high confidence
Evidence
64 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.6 mi away · 1,760 SF
3.0 mi away · 2,585 SF
3.1 mi away · 2,584 SF
3.4 mi away · 2,200 SF
3.5 mi away · 1,800 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.66M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 52 sales
$357
+413%
Submarket 1320 sales
$725
+152%
County 1319 sales
$722
+153%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,828/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+548%
vs current-use indication
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 64 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
7.40%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.40%
9.0%
NOI (est.)
$312k *
Last sale · Dec 2022
$4.45M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.21M
Move the market yield to see immediate price impact.
Value / SF
$2,105
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
6.90%7.40%7.90%
$280k
$4.06M
$3.79M
$3.55M
$312k
$4.51M
$4.21M
$3.94M
$343k
$4.97M
$4.63M
$4.34M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
64 found
High confidence · county-verified
Closest comparable
$901k
1.3 mi · Feb 2026 · $354/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$15,729
Tax year 2024
Assessed value
$180,360
Assessed 2024
Previous assessed
$185,400
-2.7% YoY
Effective rate
8.72%
On assessed value
Assessed land
$29,250
Assessed improvement
$151,110
Land market value
$65,000
Improvement market value
$265,000
Total market value
$330,000
Applied tax rate
4.0000
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
Off-Market
Year built
1957
Heating
NONE
Buildings
1
Stories
2
Units
1
Total area
2,000 SF
Lot
0.05 ac (2,018 SF)
Zoning code
R7-2
APN
01616-0033
UPID
US63-1313035
Jurisdiction
NEW YORK(MANHATTAN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R7-2 · New York, NYZoning R7-2 · permitted uses
R7-2 · New York, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1957
Heating
NONE
Stories
2
Buildings
1
Units
1
Lot
0.05 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R7-2
Jurisdiction
New York, NY
Recorded code
R7-2
Ownership Intelligence
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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