Entity Owned 
For Sale
1 / 37
$715,000
196 Main St, North Creek, NY 12853
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1894
Total area
3,697 SF
Lot
0.83 ac (36,155 SF)
Zoning code
H01
APN
523000 66.10-2-95
UPID
US63-3068451
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
-
Bed & Breakfast Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
$705k
Comparable Approach
Comparable
$629k
Blend (final)
Blend
$760k
Owner & transaction history
since 2022
Last sale
$585,000
2 recorded transactions
Zoning & alternative use
H01 · North Creek, NY
Top alternative use upside
Office building
$515,000
+14.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$760k
Value range
$684k – $836k
±10% around blend
Estimated value / SF
$206 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
Income certainty
100
$684k
blend $760k
$836k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,697 SF
Lot area
0.83 ac
Year built
1894
Stories
2
APN
523000 66.10-2-95
Zoning
H01
Assessed value
$441,300
3
Income approach: direct capitalization
Partial preview
Income approach indication
$705k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$765k
@ 6.5% CAP return
$705k
@ 7% CAP return
$655k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.84M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
23.4 mi away · 3,140 SF
24.3 mi away · 4,200 SF
31.5 mi away · 3,235 SF
31.6 mi away · 3,120 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$760k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 172 sales
$122
+68%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $206/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+14%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.10%
Selected cap rate for this investment properties
Derived from the North Creek market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.10%
9.0%
NOI (est.)
$24k *
Last sale · Nov 2022
$585k
* 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$391k
Move the market yield to see immediate price impact.
Value / SF
$106
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
5.60%6.10%6.60%
$21k
$383k
$352k
$325k
$24k
$426k
$391k
$361k
$26k
$468k
$430k
$397k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$130k
17.1 mi · Feb 2026 · $36/SF
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$441,300
Assessed 2023
Previous assessed
$310,000
+42.4% YoY
Assessed land
$29,100
Assessed improvement
$412,200
Land market value
$33,835
Improvement market value
$479,265
Total market value
$513,100
Applied tax rate
523,001.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1894
Heating
HOT WATER
Stories
2
Rooms
10
Bathrooms
5
Total area
3,697 SF
Lot
0.83 ac (36,155 SF)
Zoning code
H01
APN
523000 66.10-2-95
UPID
US63-3068451
Jurisdiction
WARREN
Zoning & alternative use
H01 · North Creek, NYZoning H01 · permitted uses
H01 · North Creek, 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
1894
Heating
HOT WATER
Stories
2
Rooms
10
Bathrooms
5
Lot
0.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
H01
Jurisdiction
North Creek, NY
Recorded code
H01
Ownership Intelligence
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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
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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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