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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Grocery and convenience stores
1322 State St Olean, NY 14760-2036
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-3810350
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1940
Total area
10,795 SF
Lot
0.64 ac (27,985 SF)
APN
041200 94.064-5-30
UPID
US63-3810350
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
Current use
Occupant on record · Public records
-
Jeffrey Stromberg Health
-
Cardtronics Atm
-
Victor A. Vena, RPh Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$686k
Blend (final)
Blend
$730k
Owner & transaction history
3122 W St St Olean LLC · 2 yrs held
3122 W St St Olean LLC
since 2023
Last sale
$755,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+55.0%
Commercial (general)
$955,000
+46.6%
Office building
$750,000
+14.7%
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 Olean submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Olean 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
$745,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$655,000
Current use
RESTAURANT
$1,010,000
Change: +55% · Conversion: Easy
COMMERCIAL (GENERAL)
$955,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$750,000
Change: +15% · Conversion: Easy
AUTO REPAIR, GARAGE
$720,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$565,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$730k
Range $657k – $803k · ±10% · vs last sale $755k (Dec 22 2023)
Last sale anchor
$755k
Dec 22 2023
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
$68 / 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
$420,200
Assessed 2023
Previous assessed
$420,200
+0.0% YoY
Assessed land
$71,500
Assessed improvement
$348,700
Land market value
$91,667
Improvement market value
$447,051
Total market value
$538,718
Applied tax rate
41,200.0000
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
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
Off-Market
Year built
1940
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
10,795 SF
Lot
0.64 ac (27,985 SF)
APN
041200 94.064-5-30
UPID
US63-3810350
Jurisdiction
CATTARAUGUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$655,000
RESTAURANT
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$955,000
OFFICE BUILDING
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$720,000
WAREHOUSE, STORAGE
Est. value
$565,000
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1940
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
3122 W St St Olean LLC
Entity
Free & Clear · 2 yrs held
Mailing address
112 N 13TH ST, OLEAN, NY 14760-2011
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2023
$755,000
3122 W St St Olean LLC
F J Mahar Svc Stores INC
Warranty Deed
—
Mar 17, 2016
$95,000
James W Mahar
Mahar Francis J JR
Grant Deed
related
—
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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