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Property profile & analytics
OFF-MARKET
Estimated value
$4,370,000
Hotels
140 13th St, Oswego, NY 13126-2356
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US63-3368567
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2016
Total area
50,231 SF
Lot
4.31 ac (187,744 SF)
Zoning code
CB
APN
351200 128.42-03-03
UPID
US63-3368567
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
-
EVPassport Charging Station Electric Vehicle Charging Station
-
Holiday Inn Express & Suites Oswego, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.96M
Comparable Approach
Comparable
$3.78M
Blend (final)
Blend
$4.37M
Owner & transaction history
Branch Dev Oswego LLC · 9 yrs held
Branch Dev Oswego LLC
since 2016
7 recorded transactions
Zoning & alternative use
CB · Oswego, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.8M
+135.1%
Commercial (general)
$4.9M
+100.6%
Office building
$3.5M
+42.8%
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 Oswego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oswego 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,370,000
6.5%
$4,955,000
7%
$4,600,000
Alternative Use
Use
Estimation
RESTAURANT
$5,780,000
Change: +135% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,930,000
Change: +101% · Conversion: Difficult
OFFICE BUILDING
$3,510,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,385,000
Change: +38% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,045,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$2,840,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$4.37M
Range $3.93M – $4.81M · ±10%
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
$87 / 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
$4,900,000
Assessed 2023
Previous assessed
$4,900,000
+0.0% YoY
Assessed land
$600,000
Assessed improvement
$4,300,000
Land market value
$722,892
Improvement market value
$5,180,722
Total market value
$5,903,614
Applied tax rate
351,200.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2016
Heating
NONE
Cooling
CENTRAL
Stories
4
Total area
50,231 SF
Lot
4.31 ac (187,744 SF)
Zoning code
CB
APN
351200 128.42-03-03
UPID
US63-3368567
Jurisdiction
OSWEGO
Zoning & alternative use
CB · Oswego, NY
Zoning CB · permitted uses
CB · Oswego, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oswego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$4.9M
OFFICE BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$3.0M
RETAIL STORES
Est. value
$2.8M
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
RETAIL STORES
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
NONE
Cooling
Yes
Stories
4
Lot
4.31 ac
Current owner
From public records · entity-resolved
Branch Dev Oswego LLC
Entity
Mailing address
44 W BRG ST, OSWEGO, NY 13126-2026
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2016
—
Branch Dev Oswego LLC
—
Deed
related
$56,177 · Empower Cu
—
—
Branch Dev Oswego LLC
—
Deed Of Trust
related
$2,456,823 · Community Bk
—
—
Branch Dev Oswego LLC
—
Deed Of Trust
related
$4,094 · Community Bk
—
—
Branch Dev Oswego LLC
—
Deed Of Trust
related
$250,000 · Miscellaneous Govt Agcy
—
—
Branch Dev Oswego LLC
—
Deed Of Trust
related
$100,000 · Private Individual
—
—
Branch Dev Oswego LLC
—
Deed Of Trust
related
$200,000 · Private Individual
—
—
Branch Dev Oswego LLC
—
Deed Of Trust
related
$56,177 · Empower Cu
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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