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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Investment properties
102 Main St 110 Horseheads, NY 14845-2121
Individually Owned
7-yr Hold
Free & Clear
Property ID
US63-5283691
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1903
Total area
11,358 SF
Lot
0.24 ac (10,454 SF)
Zoning code
VH06
APN
073401 59.06-1-6.2
UPID
US63-5283691
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
-
Nick's Pub And Grill Restaurant
-
Historic Hanover Square Tour Operator
-
Louies Hanover Square Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$845k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$859k
Blend (final)
Blend
$850k
Owner & transaction history
Center Horseheads Promart · 7 yrs held
Center Horseheads Promart
since 2019
Last sale
$850,000
2 recorded transactions
Zoning & alternative use
VH06 · Horseheads, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$910,000
+4.6%
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 Horseheads submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horseheads 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
$785,000
ML approach
$845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$870,000
Current use
OFFICE BUILDING
$910,000
Change: +5% · Conversion: Easy
RESTAURANT
$730,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $850k (Mar 13 2025)
Last sale anchor
$850k
Mar 13 2025
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
$75 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$4,380
Tax year 2020
Assessed value
$660,600
Assessed 2023
Previous assessed
$660,600
+0.0% YoY
Effective rate
0.66%
On assessed value
Assessed land
$84,000
Assessed improvement
$576,600
Land market value
$84,849
Improvement market value
$582,424
Total market value
$667,273
Applied tax rate
73,401.0000
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
1903
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
11,358 SF
Lot
0.24 ac (10,454 SF)
Zoning code
VH06
APN
073401 59.06-1-6.2
UPID
US63-5283691
Jurisdiction
CHEMUNG
Zoning & alternative use
VH06 · Horseheads, NY
Zoning VH06 · permitted uses
VH06 · Horseheads, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Horseheads. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$870,000
OFFICE BUILDING
Est. value
$910,000
RESTAURANT
Est. value
$730,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RESTAURANT
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
1903
Cooling
Yes
Stories
2
Buildings
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Center Horseheads Promart
Individual
Free & Clear · 7 yrs held
Mailing address
301 W FRANKLIN ST, HORSEHEADS, NY 14845-2340
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2019
—
Center Horseheads Promart
Gaetano M Ruggiero
Deed
—
Jul 13, 2017
$592,900
Ahf Realty LLC
Gaetano M Ruggiero
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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