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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Investment properties
102 Main St North Syracuse, NY 13212-3123
Entity Owned
9-yr Hold
Free & Clear
Property ID
US63-6275884
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1952
Total area
7,680 SF
Lot
0.28 ac (12,276 SF)
Zoning code
07 - MIXED
APN
312401 003.-02-14.0
UPID
US63-6275884
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
-
Dream's Market & More Grocery & Convenience Store Food Market
-
NA Exotics Smoke Shop (Bike/Boat/Book/etc) Store Alternative Medicine Practice
-
SOS Roofing NY Construction Company General Contractor
-
Syracuse Gutter Co General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$630k
Blend (final)
Blend
$605k
Owner & transaction history
Clauter LLC · 9 yrs held
Clauter LLC
since 2016
5 recorded transactions
Zoning & alternative use
07 - MIXED · North Syracuse, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 North Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Syracuse 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
COMMERCIAL (GENERAL)
$985,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$79 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$10,000
Assessed 2023
Previous assessed
$10,000
+0.0% YoY
Assessed land
$3,000
Assessed improvement
$7,000
Land market value
$100,671
Improvement market value
$234,899
Total market value
$335,570
Applied tax rate
312,403.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1952
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
7,680 SF
Lot
0.28 ac (12,276 SF)
Zoning code
07 - MIXED
APN
312401 003.-02-14.0
UPID
US63-6275884
Jurisdiction
ONONDAGA
Zoning & alternative use
07 - MIXED · North Syracuse, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · North Syracuse, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Syracuse. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$985,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1952
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Clauter LLC
Entity
Free & Clear · 9 yrs held
Mailing address
5881 S BAY RD, CICERO, NY 13039-9040
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2016
$150,000
Clauter LLC
Anna Angiolillo
Deed
—
Oct 5, 2016
$150,000
Clauter LLC
Anna Angiolillo
Deed
—
Dec 11, 2012
$56,000
Anna Angiolillo
County Of Onondaga
Deed
—
Dec 11, 2012
$66,500
County Of Onondaga
Prestige Multi Homes INC
Foreclosure
related
—
May 4, 2005
$325,000
Prestige Multi Homes INC
Dbm Holdings INC
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.
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