FOR SALE
Investment properties
Property ID
US63-3160540
Entity Owned Owner of record is a legal entity (LLC / corporation).
3-yr Hold Held for 3 years.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned 
For Sale
1 / 23
$499,000
3115 State Route 28, Old Forge, NY 13420
View Listing
Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. In the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2020
What does the county charge?
$2k
Tax billed · 2020
Assessed value · 2023$133k
Assessed land$13k
Assessed improvement$120k
Effective rate1.55%
Value estimate
· Sep 2026$350k
$315k – $385k
AI approach$345k
NOI build-up
Gross scheduled income$21k
Vacancy & credit loss−$2k
Operating expenses−$9k
NOI · 2.13% cap applied$11k
Realmo valuation models over county records.
Recently sold
What actually traded nearby?
$81/SF
County average, outlier-cleaned · 51 recorded sales of this use type
Observed band · Q1–Q3$24 – $145
Cap rate analysis
How does the asset earn?
2.13%
$11k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
CB
JurisdictionHERKIMER
Location intelligence
Which uses thrive at this corner?
Best fit: Electrical Service
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Electrical Service8.6
HVAC Service8.6
Building Supply8.2
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 2 transfers
– Qualifying comp sales · not on file
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 6 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
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
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$350k
Value range
$315k – $385k
±10% around blend
Estimated value / SF
$240 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable sales
60
Income certainty
100
$315k
blend $350k
$385k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 1,460 SF
- Lot area
- 0.14 ac
- Year built
- 1900
- Stories
- 2
- APN
- 215400 041.51-1-69.2
- Zoning
- CB
- Assessed value · 2023
- $133,300
- Annual tax · 2020
- $2,061
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
- Property tax · 2020
- $2,061
- Selected cap rate
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$350k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
County 51 sales
$81
+197%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $240/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
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 sales, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
2.13%
Selected cap rate for this investment properties
Derived from the Old Forge market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$11k *
Last sale · Aug 2023
$349k
* 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$499k
Move the market yield to see immediate price impact.
Value / SF
$342
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
1.63%2.13%2.63%
$10k
$587k
$449k
$364k
$11k
$652k
$499k
$404k
$12k
$717k
$549k
$444k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1900
Heating
NONE
Stories
2
Total area
1,460 SF
Lot
0.14 ac (6,098 SF)
Zoning code
CB
APN
215400 041.51-1-69.2
UPID
US63-3160540
Jurisdiction
HERKIMER
Property tax & assessments
Tax year 2020
Tax billed
$2,061
Assessed value
$133,300
Assessed 2023
Previous assessed
$133,300
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$13,100
Assessed improvement
$120,200
Land market value
$18,271
Improvement market value
$167,643
Total market value
$185,914
Applied tax rate
215,401.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
Jurisdiction
Old Forge, NY
Zoning code
CB
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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?”
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- Cap Rate Calculation
- Location Insight
- Alternative use
- Local Zoning Insight
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- Local Zoning Insight
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- Alternative use
- Local Zoning Insight
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