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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Golf courses & driving ranges
2 Country Clb Ln, Sandy Creek, NY 13145-4102
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-3571092
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1960
Total area
7,442 SF
Lot
68.25 ac (2,972,970 SF)
Zoning code
NOT-WF
APN
355289 007.19-02-40
UPID
US63-3571092
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
-
Elms Golf Club Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$520k
Owner & transaction history
Two Clubs INC · 1 yrs held
Two Clubs INC
since 2025
1 recorded transaction
Zoning & alternative use
NOT-WF · Sandy Creek, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$850,000
+29.1%
Commercial (general)
$765,000
+16.1%
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 Sandy Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Creek 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$660,000
Current use
RESTAURANT
$850,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$765,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$650,000
Change: -2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$570,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$70 / 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
$824,700
Assessed 2023
Previous assessed
$824,700
+0.0% YoY
Assessed land
$495,700
Assessed improvement
$329,000
Land market value
$762,615
Improvement market value
$506,154
Total market value
$1,268,769
Applied tax rate
355,201.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1960
Heating
HOT WATER
Buildings
2
Stories
1
Bathrooms
3
Total area
7,442 SF
Lot
68.25 ac (2,972,970 SF)
Zoning code
NOT-WF
APN
355289 007.19-02-40
UPID
US63-3571092
Jurisdiction
OSWEGO
Zoning & alternative use
NOT-WF · Sandy Creek, NY
Zoning NOT-WF · permitted uses
NOT-WF · Sandy Creek, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Creek. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$660,000
RESTAURANT
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$765,000
OFFICE BUILDING
Est. value
$650,000
AUTO REPAIR, GARAGE
Est. value
$570,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1960
Heating
HOT WATER
Stories
1
Buildings
2
Bathrooms
3
Lot
68.25 ac
Current owner
From public records · entity-resolved
Two Clubs INC
Entity
Free & Clear · 1 yrs held
Mailing address
2 COUNTRY CLB LN, SANDY CREEK, NY 13145-4102
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2025
—
Two Clubs INC
The Elms Golf Club INC
Warranty Deed
—
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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