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Property profile & analytics
OFF-MARKET
Estimated value
$4,910,000
Medical Office Space
101 Creekside Dr, Painted Post, NY 14870-9208
Entity Owned
18-yr Hold
Free & Clear
Property ID
US63-0588135
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1981
Total area
46,800 SF
Lot
6.39 ac (278,348 SF)
Zoning code
07 - MIXED
APN
464289 316.11-03-006.000
UPID
US63-0588135
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
-
Absolut Care-Three Rivers Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.40M
Blend (final)
Blend
$4.91M
Owner & transaction history
101 Creekside Drive, LLC · 18 yrs held
101 Creekside Drive, LLC
since 2007
1 recorded transaction
Zoning & alternative use
07 - MIXED · Painted Post, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.3M
+57.4%
Restaurant
$4.9M
+47.6%
Auto repair, garage
$4.1M
+22.1%
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 Painted Post submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Painted Post 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
MEDICAL BUILDING
$3,335,000
Current use
COMMERCIAL (GENERAL)
$5,250,000
Change: +57% · Conversion: Easy
RESTAURANT
$4,920,000
Change: +48% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,075,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$3,410,000
Change: +2% · Conversion: Easy
RETAIL STORES
$3,205,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$4.91M
Range $4.42M – $5.40M · ±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
$105 / 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
$5,000,000
Assessed 2023
Previous assessed
$5,000,000
+0.0% YoY
Assessed land
$246,000
Assessed improvement
$4,754,000
Land market value
$276,405
Improvement market value
$5,341,573
Total market value
$5,617,978
Applied tax rate
460,300.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1981
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
46,800 SF
Lot
6.39 ac (278,348 SF)
Zoning code
07 - MIXED
APN
464289 316.11-03-006.000
UPID
US63-0588135
Jurisdiction
STEUBEN
Zoning & alternative use
07 - MIXED · Painted Post, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · Painted Post, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Painted Post. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RESTAURANT
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$3.2M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1981
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
6.39 ac
Current owner
From public records · entity-resolved
101 Creekside Drive, LLC
Entity
Free & Clear · 18 yrs held
Mailing address
6300 WILSHIRE BLVD STE #1800, LOS ANGELES, CA 90048-5236
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2007
$9,760,000
101 Creekside Drive, LLC
S, LLC Creekside Drive Propertie
Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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