Entity Owned Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1969
Total area
7,538 SF
Lot
0.91 ac (39,700 SF)
Zoning code
V
APN
306401 252.007-2-33
UPID
US63-3318633
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
$660k
Blend (final)
Blend
$355k
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
V · Sylvan Beach, 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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$355k
Value range
$320k – $391k
±10% around blend
Estimated value / SF
$47 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
30
$320k
blend $355k
$391k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,538 SF
Lot area
0.91 ac
Year built
1969
Stories
2
APN
306401 252.007-2-33
Zoning
V
Assessed value
$307,600
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.02M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
22.1 mi away · 6,220 SF
24.3 mi away · 9,460 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$355k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 24 sales
$131
-64%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $47/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
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$308k
Move the market yield to see immediate price impact.
Value / SF
$41
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%
$19k
$388k
$277k
$215k
$22k
$431k
$308k
$239k
$24k
$474k
$338k
$263k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$665k
20.8 mi · Nov 2025 · $81/SF
Property tax & assessments
Property tax & assessments
Assessed value
$307,600
Assessed 2023
Previous assessed
$301,500
+2.0% YoY
Assessed land
$112,500
Assessed improvement
$195,100
Land market value
$281,250
Improvement market value
$487,750
Total market value
$769,000
Applied tax rate
251,200.0000
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
Off-Market
Year built
1969
Heating
NONE
Cooling
PARTIAL
Stories
2
Total area
7,538 SF
Lot
0.91 ac (39,700 SF)
Zoning code
V
APN
306401 252.007-2-33
UPID
US63-3318633
Jurisdiction
ONEIDA
Zoning & alternative use
V · Sylvan Beach, NYZoning V · permitted uses
V · Sylvan Beach, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1969
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.91 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
V
Jurisdiction
Sylvan Beach, NY
Recorded code
V
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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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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