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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Medical Office Space
1651 1st St, Utica, NY 13501-4866
Individually Owned
12-yr Hold
Free & Clear
Property ID
US63-0228609
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1990
Total area
9,936 SF
Lot
0.57 ac (24,800 SF)
APN
301600 330.23-2-39
UPID
US63-0228609
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$390k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$640k
Blend (final)
Blend
$515k
Owner & transaction history
Primary Care Network Rochester · 12 yrs held
Primary Care Network Rochester
since 2013
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$770,000
+61.2%
Retail stores
$565,000
+19.1%
Warehouse, storage
$505,000
+6.5%
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 Utica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Utica 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
$390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$475,000
Current use
COMMERCIAL (GENERAL)
$770,000
Change: +61% · Conversion: Easy
RETAIL STORES
$565,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$505,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$52 / 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
$676,000
Assessed 2023
Previous assessed
$676,000
+0.0% YoY
Assessed land
$22,000
Assessed improvement
$654,000
Land market value
$51,163
Improvement market value
$1,520,930
Total market value
$1,572,093
Applied tax rate
301,600.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1990
Heating
NONE
Stories
1
Total area
9,936 SF
Lot
0.57 ac (24,800 SF)
APN
301600 330.23-2-39
UPID
US63-0228609
Jurisdiction
ONEIDA
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
MEDICAL BUILDING Current
Est. value
$475,000
COMMERCIAL (GENERAL)
Est. value
$770,000
RETAIL STORES
Est. value
$565,000
WAREHOUSE, STORAGE
Est. value
$505,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1990
Heating
NONE
Stories
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Primary Care Network Rochester
Individual
Free & Clear · 12 yrs held
Mailing address
1 S WASHINGTON STS, ROCHESTER, NY 14614-1111
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2013
$380,000
Primary Care Network Rochester
New Dimensions In Living
Grant Deed
—
Nov 15, 2007
$315,000
Record Owner
Byzantine INC
Grant Deed
related
—
—
—
Mosaic Health INC
—
Deed Of Trust
related
$312,458 · Berkshire Bk
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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