Individually Owned 
For Sale
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Contact for pricing
118 Victory Hwy, Painted Post, NY 14870
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Property summary
AI-generated overview
The property is a former 5,320-square-foot restaurant located on a 1.86-acre site. The building was previously used as a Denny’s restaurant, and much of the equipment, furniture, and fixtures remain in place. It has visibility from I-86 and is situated on a main route leading to Corning Inc’s Sullivan Park Campus, with nearby commercial and residential rooftops and a short drive to Corning Painted Post Middle School. The property is zoned Regional Service and the site/building are configured to support reopening as a food service use or conversion to other retail applications.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1978
Total area
5,167 SF
Lot
1.86 ac (81,022 SF)
Zoning code
05 - COMMERCIAL
APN
464289 280.00-01-014.200
UPID
US63-0154589
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$480k
Blend (final)
Blend
$290k
Owner & transaction history
since 2005
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Painted Post, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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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
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$290k
Value range
$261k – $319k
±10% around blend
Estimated value / SF
$56 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$261k
blend $290k
$319k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,167 SF
Lot area
1.86 ac
Year built
1978
Stories
1
APN
464289 280.00-01-014.200
Zoning
05 - COMMERCIAL
Assessed value
$500,000
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
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$480k
Range $257k – $919k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$290k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 27 sales
$93
-40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $56/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
Not available
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.
17% off on annual
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
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$734k
Move the market yield to see immediate price impact.
Value / SF
$142
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
5.00%7.00%9.00%
$46k
$925k
$661k
$514k
$51k
$1.03M
$734k
$571k
$57k
$1.13M
$807k
$628k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$500,000
Assessed 2023
Previous assessed
$812,000
-38.4% YoY
Assessed land
$300,000
Assessed improvement
$200,000
Land market value
$337,079
Improvement market value
$224,719
Total market value
$561,798
Applied tax rate
460,300.0000
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
1978
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
5,167 SF
Lot
1.86 ac (81,022 SF)
Zoning code
05 - COMMERCIAL
APN
464289 280.00-01-014.200
UPID
US63-0154589
Jurisdiction
STEUBEN
Zoning & alternative use
05 - COMMERCIAL · Painted Post, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Painted Post, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.86 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Painted Post, NY
Recorded code
05 - COMMERCIAL
Ownership Intelligence
Find the owner behind the property.
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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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