Individually Owned 
For Sale
1 / 33
$1,200,000
110 Main St, Andes, NY 13731
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Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1950
Total area
9,012 SF
Lot
0.7 ac (30,492 SF)
Zoning code
01 - NOT ZONED
APN
122000 259.10-6-32
UPID
US63-3442552
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$330k
Owner & transaction history
Zoning & alternative use
01 - NOT ZONED · Andes, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$330k
Value range
$297k – $363k
±10% around blend
Estimated value / SF
$37 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$297k
blend $330k
$363k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,012 SF
Lot area
0.7 ac
Year built
1950
Stories
2
APN
122000 259.10-6-32
Zoning
01 - NOT ZONED
Assessed value
$493,300
Annual tax
$14,871
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$14,871
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.27M
Range $332k – $1.79M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$330k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 23 sales
$135
-73%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $37/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
7.64%
Selected cap rate for this turn key restaurants
Derived from the Andes market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.64%
9.0%
NOI (est.)
$92k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.20M
Move the market yield to see immediate price impact.
Value / SF
$133
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.14%7.64%8.14%
$82k
$1.16M
$1.08M
$1.01M
$92k
$1.28M
$1.20M
$1.13M
$101k
$1.41M
$1.32M
$1.24M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$14,871
Tax year 2020
Assessed value
$493,300
Assessed 2023
Previous assessed
$493,300
+0.0% YoY
Effective rate
3.01%
On assessed value
Assessed land
$37,200
Assessed improvement
$456,100
Land market value
$44,952
Improvement market value
$551,148
Total market value
$596,100
Applied tax rate
122,002.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1950
Heating
NONE
Buildings
1
Stories
2
Total area
9,012 SF
Lot
0.7 ac (30,492 SF)
Zoning code
01 - NOT ZONED
APN
122000 259.10-6-32
UPID
US63-3442552
Jurisdiction
DELAWARE
Zoning & alternative use
01 - NOT ZONED · Andes, NYZoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Andes, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1950
Heating
NONE
Stories
2
Buildings
1
Lot
0.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
01 - NOT ZONED
Jurisdiction
Andes, NY
Recorded code
01 - NOT ZONED
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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