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Property profile & analytics
OFF-MARKET
Turn key restaurants
105 Park Pl Cobleskill, NY 12043-4630
Entity Owned
13-yr Hold
Free & Clear
Property ID
US63-5624738
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1914
Total area
4,560 SF
Lot
0.22 ac (9,583 SF)
Zoning code
CB
APN
432601 68.5-5-5
UPID
US63-5624738
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
-
Bull’s Head Inn Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Three Johns LLC · 13 yrs held
Three Johns LLC
since 2013
3 recorded transactions
Zoning & alternative use
CB · Cobleskill, 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 Cobleskill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cobleskill 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,256
Tax year 2020
Assessed value
$100,000
Assessed 2023
Previous assessed
$100,000
+0.0% YoY
Effective rate
8.26%
On assessed value
Assessed land
$8,600
Assessed improvement
$91,400
Land market value
$15,088
Improvement market value
$160,351
Total market value
$175,439
Applied tax rate
432,602.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1914
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
4,560 SF
Lot
0.22 ac (9,583 SF)
Zoning code
CB
APN
432601 68.5-5-5
UPID
US63-5624738
Jurisdiction
SCHOHARIE
Zoning & alternative use
CB · Cobleskill, NY
Zoning CB · permitted uses
CB · Cobleskill, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cobleskill. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1914
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Three Johns LLC
Entity
Free & Clear · 13 yrs held
Mailing address
553 CAVERNS RD, HOWES CAVE, NY 12092-1701
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2013
$79,000
Three Johns LLC
Avc Holdings LLC
Deed
—
Aug 26, 2008
$233,638
Avc Holdings LLC
Tami Vanleuven
Deed
—
Jan 11, 2005
$280,000
Tami Vanleuven
Robert Youngs
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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