3001480001
111 Lawrence St
$728K per unit × 494 units · The per-unit value is the central estimate of 32 matched appraisals
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We began with 629 comparable properties in the market, retained 32 that match on size and age, weighted the closest matches more heavily, and trimmed the highest and lowest results. The $728K median per-unit figure describes that set of 32; the $359.8M total applies it across 494 units. The closest 5 comps appear in the table below. The 494-unit count rests on a single assessor record with no second-source corroboration, so every per-unit figure here moves with it.
county tax value $320.4M
low end · $649K/unit $359.8M
central estimate $379.2M
high end · $768K/unit
How we price it
The low and high ends are the 35th and 65th percentiles of $/unit across the matched appraisals; the central estimate is the 50th, which is why it does not sit halfway between them. 32 of 629 comps in the ring cleared the size and vintage gate, worth 27 at full weight once the closest matches are counted most. Each comp is weighted by match_score ** 2.0. Percentiles use Hazen plotting positions with linear interpolation.
3 Valuation Scenarios
Key finding: The three approaches land 31.3% apart. This report publishes $359.8M because it leans only on what the peer buildings actually appraised for, with nothing borrowed and nothing substituted. The other two are bounds rather than estimates. One re-prices each comp as if it were this building, but the adjustments come from sale prices when these comps are appraisals. The other applies the market's average income, not this building's.
Findings
Generated from labeled fields only · each finding cites its source section
The three pricing methods produce values from $247.2M to $430.9M, a 31.3% spread, so the estimate you underwrite is the method you choose.
valuationThe county taxes this property as if it were worth $121.2M, 66.3% below our estimate. Tax values lag the market and are set for a different purpose; don't read the gap as a bargain or a warning.
valuationThe 494-unit count comes from one assessor record, not confirmed by a second source. Until a rent roll or other document corroborates it, treat every per-unit figure here as provisional; the count divides all of them and multiplies the totals.
§01Forecast deliveries run 1.15x demand in 2027 and 1.09x in 2026, with permits at 115% of the three-year average. A forward supply read is modeled, not observed, so underwrite the band, not the point.
§01Debt sizes to $227.9M on the value test, 63% of the estimate. Only one of the two tests ran.
financeability40,932 units deliver 2026, permits 115% of the 3-yr average. Modeled from permits and absorption, not observed — it moves rent elasticity, and it is a band not a point.
9 LIHTC properties in this ZIP, placed in service 2005-2014; 1 of 9 state no year. LIHTC is ONE program: this excludes HUD 202/811, project-based vouchers, density-bonus and redevelopment covenants, so read it as a floor and not the total.
The parcel sits in a designated Qualified Opportunity Zone tract. designation only — no tax benefit is computed or promised here
Comparable evidence Coverage A · 2,078 comps
Lender appraisals filed with the loan, each carrying its own effective date · not arm's-length prices
Showing the 5 closest of 32 priced comps. The full set is available in the AcquiOS platform.
| # | Property | Dist mi | Units | Built | Cap | $/unit | $/unit adj | Appraised | As of | Match |
|---|---|---|---|---|---|---|---|---|---|---|
| 1★ | Brooklyn Crossing (A-2) 18 6th Avenue, Brooklyn 11217 |
0.95 | 858 | 2022 | 4.85% | $809K | $1.0M +26.1% | $694.0M | 2024-02-21 | moderate |
| 2 | 333 RIVER STREET 333 RIVER STREET, Hoboken 07030 |
3.94 | 526 | 2002 | 4.27% | $688K | $635K −7.7% | $362.0M | 2021-10-31 | moderate |
| 3 | Loden 54 Crown Street, Brooklyn 11225 |
2.22 | 569 | 2025 | 4.73% | $759K | $953K +25.5% | $431.8M UW | 2025-09-17 | moderate |
| 4 | 50 Regent St and 123 River St 50 Regent St, Jersey City 07302 |
3.57 | 195 | 2015 | 5.27% | $446K | $367K −17.7% | $87.0M UW | 2025-07-11 | moderate |
| # | Property | Dist mi | Units | Built | Cap | $/unit | $/unit adj | Appraised | As of | Match |
|---|---|---|---|---|---|---|---|---|---|---|
| 1★ | Brooklyn Crossing (A-2) 18 6th Avenue, Brooklyn 11217 |
0.95 | 858 | 2022 | 4.85% | $809K | $1.0M +26.1% | $694.0M | 2024-02-21 | moderate |
| 2 | 333 RIVER STREET 333 RIVER STREET, Hoboken 07030 |
3.94 | 526 | 2002 | 4.27% | $688K | $635K −7.7% | $362.0M | 2021-10-31 | moderate |
| 3 | Loden 54 Crown Street, Brooklyn 11225 |
2.22 | 569 | 2025 | 4.73% | $759K | $953K +25.5% | $431.8M UW | 2025-09-17 | moderate |
| 4 | 50 Regent St and 123 River St 50 Regent St, Jersey City 07302 |
3.57 | 195 | 2015 | 5.27% | $446K | $367K −17.7% | $87.0M UW | 2025-07-11 | moderate |
| 5 | The Octagon 888 Main Street, New York 10044 |
5.73 | 501 | 2006 | 5.06% | $743K | $743K −0.0% | $372.0M UW | 2026-03-10 | moderate |
| 629 in the ring · 593 did not clear the size and vintage gate · 3 excluded as $/size outliers beyond 3x the peer median · 33 cleared every gate · 5 shown here, the closest by match | ||||||||||
Financeability check
Market lending terms shown as terms. The subject result requires a subject NOI.
63.3% origination LTV on the $359.8M estimate. Value-based, so computable here.
Needs a subject NOI. We will not size debt off a market NOI median: that is a different property's income.
Determined by the DSCR leg. Bring the T-12 and both legs compute, on the call.
Sized at 1.43x coverage, 5.82% over 30 years (7.06% constant), all medians from filed originations for this market and asset type.
Terms reflect filed medians, not a quote; actual proceeds depend on underwriting the sponsor, rent roll and inspection reports.
22% of these originations carry full-term interest-only structures, where coverage binds differently than an amortizing loan.
Proceeds track the sales comparison value and adjust with it.
What this read cannot know
An address-only read stops here. The platform closes each gap with your documents.
Going-in cap, real opex and in-place NOI are unknowable from public records alone.
The $/unit headline rests on a single assessor record.
Broker rent growth, exit cap, taxes and opex are untested against these bands.
We cannot see the actual regulated rents, the AMI tier by unit, or which floor plans carry them.
Both belong in a full underwriting, not a market read. A county-average tax rate and a catastrophe-model premium are wrong often enough to cost a deal.
AcquiScore · platform · scores this deal 0 to 100 against filing-grade benchmarks and ranks it in your pipeline. See this deal's score on a demo →
Subject & Market
parcel recordSummarized from 256 full-year operating statements, not listed individually. The full set is available in the AcquiOS platform.
Risk
Coverage A · 1,461 recordsservicer-filedSummarized from 425 filed loans, not listed individually. The full set is available in the AcquiOS platform.
| # | Property | Dist mi | Units | SF | Built | DSCR | Occ | Mo to mat. | Status | As of |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 60 Diamond Street 60 Diamond Street, Brooklyn NY |
3.04 | 6 | — | 1931 | 1.12 | 100.0% | 90 | in special servicing delinquent | 2025-08 |
| 2 | 566 7th Street 566 7th Street, Brooklyn NY |
1.85 | 15 | — | 1931 | 1.26 | 100.0% | 90 | in special servicing delinquent | 2025-08 |
| 3 | 372 Baltic Street 372 Baltic Street, Brooklyn NY |
0.63 | 8 | — | 1931 | 1.32 | 100.0% | 82 | in special servicing delinquent | 2026-05 |
| 4 | 884 RIVERSIDE DRIVE 884 RIVERSIDE DRIVE, New York NY |
10.20 | 60 | — | 1920 | 1.34 | 93.0% | 61 | in special servicing delinquent | 2026-05 |
| 5 | Hayes Court 33-53 82nd Street, Jackson Heights NY |
6.79 | 56 | — | 1920 | 1.60 | 98.2% | 66 | in special servicing delinquent | 2026-05 |
| 6 | 160 West Kingsbridge Road 160 West Kingsbridge Road, Bronx NY |
12.97 | 37 | 39,600 | 1927 | — | — | 67 | in special servicing delinquent | 2026-05 |
| 7 | 2487 Grand Avenue 2487 Grand Avenue, Bronx NY |
12.60 | 42 | 33,650 | 1920 | — | — | 67 | in special servicing delinquent | 2026-05 |
| 8 | 2497 Grand Avenue 2497 Grand Avenue, Bronx NY |
12.65 | 37 | 36,000 | 1920 | — | — | 67 | in special servicing delinquent | 2026-05 |
| 9 | 2500 Webb Avenue 2500 Webb Avenue, Bronx NY |
12.71 | 58 | 60,133 | 1924 | — | — | 67 | in special servicing delinquent | 2026-05 |
| 10 | 3004 Heath Avenue 3004, 3011-3021 3030 Heath Avenue, Bronx NY |
13.43 | 117 | 88,000 | 1916 | — | — | 67 | in special servicing delinquent | 2026-05 |
| 11 | 350 5th Street 350 5th Street, Brooklyn NY |
1.48 | 8 | — | 1920 | — | 100.0% | 82 | in special servicing delinquent | 2026-05 |
| 12 | 47 East 129th St 47 East 129th Street, New York NY |
8.36 | 23 | — | 1889 | — | — | 29 | in special servicing delinquent | 2026-05 |
| Showing 12 of 150 distressed peers filed in this metro · worst credit first | ||||||||||
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| Inputs | Public + filing-grade data on the address | Adds your documents: OM, T-12, rent roll |
| Valuation | Comps-based range and cap band | Full DCF in your Excel template, your assumptions |
| Assumptions | Market bands to check by hand | OM assumptions auto-validated against the bands, variances flagged |
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