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Property profile & analytics
OFF-MARKET
Sports & entertainment properties
15385 Farden Rd, Sterling, NY 13156-3275
Entity Owned
18-yr Hold
Free & Clear
Property ID
US63-3244764
Property profile
Verified
Property type
Sports & entertainment properties
Use group
FAIRGROUNDS
Year built
1998
Total area
1,872 SF
Lot
83 ac (3,615,480 SF)
Zoning code
01 - NOT ZONED
APN
055689 7.00-1-2.2
UPID
US63-3244764
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
-
Sterling Renaissance Festival Theater & Performing Art Venue
-
Ren faire Museum
-
KJ Craftworks (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ontario Realty INC · 18 yrs held
Ontario Realty INC
since 2008
7 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Sterling, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sterling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$22,217
Tax year 2019
Assessed value
$591,600
Assessed 2023
Previous assessed
$591,600
+0.0% YoY
Effective rate
3.76%
On assessed value
Assessed land
$108,000
Assessed improvement
$483,600
Land market value
$168,750
Improvement market value
$755,625
Total market value
$924,375
Applied tax rate
353,001.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Sports & entertainment properties
Use group
FAIRGROUNDS
Status
Off-Market
Year built
1998
Heating
NONE
Buildings
3
Stories
1
Total area
1,872 SF
Lot
83 ac (3,615,480 SF)
Zoning code
01 - NOT ZONED
APN
055689 7.00-1-2.2
UPID
US63-3244764
Jurisdiction
CAYUGA
Zoning & alternative use
01 - NOT ZONED · Sterling, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Sterling, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sterling. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Stories
1
Buildings
3
Lot
83 ac
Current owner
From public records · entity-resolved
Ontario Realty INC
Entity
Free & Clear · 18 yrs held
Mailing address
2 MAYFLOWER CIR, OSWEGO, NY 13126-4163
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2022
—
Ontario Realty INC
—
Deed
related
$2,000,000 · Us Small Business Administration
Mar 12, 2019
—
Ontario Realty INC
—
Deed
related
$1,000,000 · Green Lake Associates LLC
Feb 25, 2019
—
Ontario Realty INC
—
Loan Modification
related
$586,800 · Green Lake Associates LLC
Dec 21, 2016
—
Ontario Realty INC
—
Deed
related
$2,554,589 · Business Specialties LLC
Feb 21, 2008
$600,000
Ontario Realty INC
Young,gerald A & Virginia L
Grant Deed
related
—
—
—
Ontario Realty INC
—
Deed Of Trust
related
$1,000,000 · Green Lake Associates LLC
—
—
Douglas S Waterbury
—
Loan Modification
related
$173,668 · County Of Cayuga
—
—
Ontario Realty INC
—
Loan Modification
related
$2,554,589 · Business Specialties LLC
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.
Try Rey
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