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Property profile & analytics
FOR SALE
Hotels
10 W Orvis St, Massena, NY 13662
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-0631826
For Sale
1 / 3
$2,000,000
10 W Orvis St, Massena, NY 13662
View Listing →
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1953
Total area
67,669 SF
Lot
0.57 ac (24,975 SF)
Zoning code
CBD
APN
405801 9.067-1-10
UPID
US63-0631826
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
-
Eyland's Restaurant
-
Quality Inn Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.04M
Blend (final)
Blend
$2.20M
Owner & transaction history
Lawrence Hotel Corp · 2 yrs held
Lawrence Hotel Corp
since 2023
7 recorded transactions
Zoning & alternative use
CBD · Massena, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.6M
+1.4%
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 Massena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Massena 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,545,000
Current use
WAREHOUSE, STORAGE
$3,595,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$2.20M
Range $1.98M – $2.41M · ±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
$32 / 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
$1,820,000
Assessed 2023
Previous assessed
$1,820,000
+0.0% YoY
Assessed land
$92,400
Assessed improvement
$1,727,600
Land market value
$112,683
Improvement market value
$2,106,829
Total market value
$2,219,512
Applied tax rate
405,801.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL
Status
For Sale
Year built
1953
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
4
Total area
67,669 SF
Lot
0.57 ac (24,975 SF)
Zoning code
CBD
APN
405801 9.067-1-10
UPID
US63-0631826
Jurisdiction
ST LAWRENCE
Zoning & alternative use
CBD · Massena, NY
Zoning CBD · permitted uses
CBD · Massena, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Massena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.6M
HOTEL/MOTEL Current
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
1953
Heating
NONE
Cooling
Yes
Stories
4
Buildings
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Lawrence Hotel Corp
Entity
Free & Clear · 2 yrs held
Mailing address
135 W GATE DR, HUNTINGTON, NY 11743-6052
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2023
$364,876
Lawrence Hotel Corp
County Of St Lawrence
Redemption Deed
related
—
Aug 25, 2023
$358,748
County Of St Lawrence
County Of St Lawrence
Public Action
related
—
Oct 24, 2014
—
St Lawrence Hotel Corp
—
Trustees Deed
related
$200,000 · Thomas P SR Reynolds
Aug 6, 2014
—
St Lawrence Hotel Corp
—
Trustees Deed
related
$500,000 · Thomas P SR Reynolds
—
—
St Lawrence Hotel Corp
—
Loan Modification, Consolidation And Extension
related
$950,000 · Thomas P SR Reynolds
—
—
St Lawrence Hotel Corp
—
Deed Of Trust
related
$311,167
—
—
St Lawrence Hotel Corp
—
Deed Of Trust
related
$2,500,000 · Newtek Small Busn Fin
—
—
St Lawrence Hotel Corp
—
Deed Of Trust
related
$150,000
—
—
St Lawrence Hotel Corp
—
Deed Of Trust
related
$350,000 · Flushing Savings Bank
—
—
St Lawrence Hotel Corp
—
Loan Modification, Consolidation And Extension
related
$799,900 · Thomas P SR Reynolds
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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