Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Turn key restaurants
88 Charles St Montgomery, NY 12549-1006
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-2679210
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2003
Total area
3,530 SF
Lot
0.21 ac (8,970 SF)
Zoning code
B2
APN
334203 202-3-10.2
UPID
US63-2679210
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
-
LibertyX Bitcoin ATM Atm
-
88 Charles St Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$474k
Blend (final)
Blend
$510k
Owner & transaction history
88 Ab Group LLC · 5 yrs held
88 Ab Group LLC
since 2021
Last sale
$500,000
1 recorded transaction
Zoning & alternative use
B2 · Montgomery, 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 Montgomery submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montgomery 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
$545,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $500k (Mar 3 2021)
Last sale anchor
$500k
Mar 3 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
$144 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$248,000
Assessed 2023
Previous assessed
$248,000
+0.0% YoY
Assessed land
$57,000
Assessed improvement
$191,000
Land market value
$135,720
Improvement market value
$454,780
Total market value
$590,500
Applied tax rate
334,201.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2003
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
3,530 SF
Lot
0.21 ac (8,970 SF)
Zoning code
B2
APN
334203 202-3-10.2
UPID
US63-2679210
Jurisdiction
ORANGE
Zoning & alternative use
B2 · Montgomery, NY
Zoning B2 · permitted uses
B2 · Montgomery, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Montgomery. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
88 Ab Group LLC
Entity
Free & Clear · 5 yrs held
Mailing address
37 WENMAR DR, NEWBURGH, NY 12550-2749
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2021
$500,000
88 Ab Group LLC
Mario Balacich
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 88 Charles St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
