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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Manufacturing properties
9675 State Rte 22 Middle Granville, NY 12849
Individually Owned
Free & Clear
Property ID
US63-3142698
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1993
Total area
6,536 SF
Lot
4.13 ac (179,903 SF)
Zoning code
01 - NOT ZONED
APN
533289 107.-1-9.18
UPID
US63-3142698
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
$620k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
NELSON DUNSTER
NELSON DUNSTER
Zoning & alternative use
01 - NOT ZONED · Middle Granville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$825,000
+202.6%
Retail stores
$810,000
+195.9%
Office building
$670,000
+145.3%
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 Middle Granville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middle Granville 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
by Request
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
$675,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
RESTAURANT
$825,000
Change: +203% · Conversion: Difficult
RETAIL STORES
$810,000
Change: +196% · Conversion: Moderate
OFFICE BUILDING
$670,000
Change: +145% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: +110% · Conversion: Difficult
AUTO REPAIR, GARAGE
$495,000
Change: +81% · Conversion: Easy
WAREHOUSE, STORAGE
$370,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±10%
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
$88 / 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
Property tax & assessments
Assessed value
$159,900
Assessed 2023
Previous assessed
$153,500
+4.2% YoY
Assessed land
$48,600
Assessed improvement
$111,300
Land market value
$48,600
Improvement market value
$111,300
Total market value
$159,900
Applied tax rate
533,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1993
Heating
NONE
Buildings
1
Stories
1
Total area
6,536 SF
Lot
4.13 ac (179,903 SF)
Zoning code
01 - NOT ZONED
APN
533289 107.-1-9.18
UPID
US63-3142698
Jurisdiction
WASHINGTON
Zoning & alternative use
01 - NOT ZONED · Middle Granville, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Middle Granville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middle Granville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$825,000
RETAIL STORES
Est. value
$810,000
OFFICE BUILDING
Est. value
$670,000
COMMERCIAL (GENERAL)
Est. value
$575,000
AUTO REPAIR, GARAGE
Est. value
$495,000
WAREHOUSE, STORAGE
Est. value
$370,000
RESTAURANT
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1993
Heating
NONE
Stories
1
Buildings
1
Lot
4.13 ac
Current owner
From public records · entity-resolved
NELSON DUNSTER
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 138, MIDDLE GRANVILLE, NY 12849-0138
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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