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Property profile & analytics
FOR SALE
Grocery and convenience stores
11350 State Route 149, Fort Ann, NY 12827
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-2853784
For Sale
1 / 2
$1,550,000
11350 State Route 149, Fort Ann, NY 12827
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2016
Total area
9,100 SF
Lot
10.4 ac (453,024 SF)
Zoning code
1
APN
532889 112.-4-9
UPID
US63-2853784
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.65M
CAP Approach
CAP
$1.75M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.75M
Owner & transaction history
Kamping Adventures LLC · 3 yrs held
Kamping Adventures LLC
since 2022
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
1 · Fort Ann, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+2.3%
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 Fort Ann submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Ann 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
$1,745,000
ML approach
$1,650,000
CAP Approach
CAP Return
Estimation
6%
$1,890,000
6.5%
$1,745,000
7%
$1,620,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,125,000
Current use
RESTAURANT
$1,150,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $1.80M (Oct 26 2022)
Last sale anchor
$1.80M
Oct 26 2022
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
$192 / 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
$973,500
Assessed 2023
Previous assessed
$973,500
+0.0% YoY
Assessed land
$160,400
Assessed improvement
$813,100
Land market value
$213,867
Improvement market value
$1,084,133
Total market value
$1,298,000
Applied tax rate
532,802.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Sale
Year built
2016
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
1
Stories
1
Bathrooms
1
Total area
9,100 SF
Lot
10.4 ac (453,024 SF)
Zoning code
1
APN
532889 112.-4-9
UPID
US63-2853784
Jurisdiction
WASHINGTON
Zoning & alternative use
1 · Fort Ann, NY
Zoning 1 · permitted uses
1 · Fort Ann, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Ann. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.2M
RETAIL STORES Current
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
2016
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
1
Lot
10.4 ac
Current owner
From public records · entity-resolved
Kamping Adventures LLC
Entity
Free & Clear · 3 yrs held
Mailing address
824 E 14TH AVE, NEW SMYRNA BEACH, FL 32169-3316
Ownership since
2022
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 26, 2022
$1,800,000
Kamping Adventures LLC
Reinard Realty Ny LLC
Deed
—
Mar 15, 2021
$1,631,594
Reinard Realty Ny LLC
Primax Properties LLC
Deed
$1,223,594 · Salisbury Bank & Trust Co
Aug 16, 2016
$180,000
Primax Properties LLC
Bell,sharon A A
Grant Deed
—
Aug 26, 2014
—
Sharon Belladamo
Bell-adamo,sharon A
Quit Claim Deed
related
—
Aug 7, 2012
$78,000
Frank Adamo
Steves,roy
Grant 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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