Entity Owned Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2007
Total area
51,280 SF
Lot
6.44 ac (280,526 SF)
Zoning code
TH08
APN
073489 58.04-1-17.116
UPID
US63-1102706
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
-
(Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.77M
CAP Approach
CAP
$8.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.80M
Owner & transaction history
since 2023
Last sale
$6.9M
1 recorded transaction
Zoning & alternative use
TH08 · Horseheads, NY
Top alternative use upside
Commercial (general)
$5.2M
+367.6%
Restaurant
$4.3M
+290.9%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.80M
Value range
$6.12M – $7.47M
±10% around blend
Estimated value / SF
$133 / SF
Confidence
Property data
88
Comparable evidence
60
$6.12M
blend $6.80M
$7.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
51,280 SF
Lot area
6.44 ac
Year built
2007
Stories
1
APN
073489 58.04-1-17.116
Zoning
TH08
Assessed value
$6,197,300
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.15M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.83M
@ 6.5% CAP return
$8.15M
@ 7% CAP return
$7.57M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.80M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+368%
vs current-use indication
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
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
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: 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
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
7.80%
Implied, in-place cap rate for this community centers
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.80%
9.0%
NOI (est.)
$483k *
Last sale · Jul 2023
$6.91M
* 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$6.20M
Move the market yield to see immediate price impact.
Value / SF
$121
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
7.30%7.80%8.30%
$435k
$5.96M
$5.58M
$5.24M
$483k
$6.62M
$6.20M
$5.83M
$532k
$7.29M
$6.82M
$6.41M
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
Assessed value
$6,197,300
Assessed 2023
Assessed land
$1,080,200
Assessed improvement
$5,117,100
Land market value
$1,091,111
Improvement market value
$5,168,788
Total market value
$6,259,899
Applied tax rate
73,401.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2007
Cooling
CENTRAL
Stories
1
Total area
51,280 SF
Lot
6.44 ac (280,526 SF)
Zoning code
TH08
APN
073489 58.04-1-17.116
UPID
US63-1102706
Jurisdiction
CHEMUNG
Zoning & alternative use
TH08 · Horseheads, NYZoning TH08 · permitted uses
TH08 · Horseheads, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Cooling
Yes
Stories
1
Lot
6.44 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TH08
Jurisdiction
Horseheads, NY
Recorded code
TH08
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
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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