Entity Owned 
For Sale
1 / 7
$1,328,000
8307 Grand Ave, Elmhurst, NY 11373
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Property summary
AI-generated overview
This mixed-use property is located in Elmhurst, Queens. The building contains approximately 3,300 square feet and sits on a lot of about 0.0262 acres. The property is zoned R4 with C1-3 overlay/classification.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Total area
3,300 SF
Lot
0.03 ac (1,140 SF)
Zoning code
R4
APN
02493-0033
UPID
US63-1352938
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
-
Vocational School Training Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.04M
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$698k
Blend (final)
Blend
$1.04M
Owner & transaction history
since 2024
Last sale
$1.0M
3 recorded transactions
Zoning & alternative use
R4 · Flushing, NY
Top alternative use upside
Warehouse, storage
$1.7M
+27.7%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 14 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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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
$315 / SF
Confidence
High
14 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$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
3,300 SF
Lot area
0.03 ac
Year built
1945
Stories
2
APN
02493-0033
Zoning
R4
Assessed value
$83,640
Annual tax
$8,664
3
Income approach: direct capitalization
Partial preview
Income approach indication
$655k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$710k
@ 6.5% CAP return
$655k
@ 7% CAP return
$605k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,664
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.58M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.8 mi away · 3,248 SF
0.9 mi away · 2,500 SF
1.2 mi away · 3,030 SF
1.3 mi away · 2,368 SF
1.5 mi away · 2,962 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
ZIP 56 sales
$403
-22%
Submarket 1035 sales
$450
-30%
County 1912 sales
$386
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $315/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+28%
vs current-use indication
Commercial (general) · current use
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
County record
Operating expenses
Modeled
Market rent
Market benchmark
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
4.10%
Selected cap rate for this other investment properties
Derived from the Elmhurst market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.10%
9.0%
NOI (est.)
$81k *
Last sale · May 2024
$1.04M
* 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$1.97M
Move the market yield to see immediate price impact.
Value / SF
$596
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
3.60%4.10%4.60%
$73k
$2.02M
$1.77M
$1.58M
$81k
$2.24M
$1.97M
$1.75M
$89k
$2.46M
$2.16M
$1.93M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$1.53M
0.7 mi · Feb 2026 · $438/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,664
Tax year 2024
Assessed value
$83,640
Assessed 2024
Previous assessed
$40,694
+105.5% YoY
Effective rate
10.36%
On assessed value
Assessed land
$15,180
Assessed improvement
$68,460
Land market value
$253,000
Improvement market value
$1,141,000
Total market value
$1,394,000
Applied tax rate
1.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1945
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
3,300 SF
Lot
0.03 ac (1,140 SF)
Zoning code
R4
APN
02493-0033
UPID
US63-1352938
Jurisdiction
QUEENS
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R4 · Flushing, NYZoning R4 · permitted uses
R4 · Flushing, 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
1945
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
0.03 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R4
Jurisdiction
Flushing, NY
Recorded code
R4
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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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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