Entity Owned 
For Sale
$600,000
4135 Lake Rd, Williamson, NY 14589
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Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1930
Total area
4,820 SF
Lot
0.9 ac (39,204 SF)
Zoning code
MU2
APN
544600 66119-09-003607
UPID
US63-5411146
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
-
Restaurant
-
Grocery & Convenience Store Food Market
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$369k
Blend (final)
Blend
$595k
Owner & transaction history
since 2024
Last sale
$595,000
3 recorded transactions
Zoning & alternative use
MU2 · Williamson, NY
Top alternative use upside
Auto repair, garage
$360,000
+22.0%
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.
17% off on annual
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 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$595k
Value range
$536k – $655k
±10% around blend
Estimated value / SF
$123 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
Income certainty
100
$536k
blend $595k
$655k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,820 SF
Lot area
0.9 ac
Year built
1930
Stories
2
APN
544600 66119-09-003607
Zoning
MU2
Assessed value
$350,000
3
Income approach: direct capitalization
Partial preview
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
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$433k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.3 mi away · 4,800 SF
22.1 mi away · 3,957 SF
23.1 mi away · 5,012 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$595k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 26 sales
$61
+101%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $123/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
+22%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
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.
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 · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
9.76%
Selected cap rate for this turn key restaurants
Derived from the Williamson market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.76%
9.0%
NOI (est.)
$59k *
Last sale · May 2024
$595k
* 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$600k
Move the market yield to see immediate price impact.
Value / SF
$124
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
9.26%9.76%10.26%
$53k
$569k
$540k
$514k
$59k
$632k
$600k
$571k
$64k
$695k
$660k
$628k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$280k
9.6 mi · Mar 2026 · $63/SF
Property tax & assessments
Property tax & assessments
Assessed value
$350,000
Assessed 2023
Previous assessed
$350,000
+0.0% YoY
Assessed land
$182,600
Assessed improvement
$167,400
Land market value
$198,478
Improvement market value
$181,957
Total market value
$380,435
Applied tax rate
544,602.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1930
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
4,820 SF
Lot
0.9 ac (39,204 SF)
Zoning code
MU2
APN
544600 66119-09-003607
UPID
US63-5411146
Jurisdiction
WAYNE
Zoning & alternative use
MU2 · Williamson, NYZoning MU2 · permitted uses
MU2 · Williamson, 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
1930
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
0.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MU2
Jurisdiction
Williamson, NY
Recorded code
MU2
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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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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