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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Strip malls
2 Gorman Way, Peru, NY 12972-3061
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2698339
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1972
Total area
25,714 SF
Lot
16.88 ac (735,293 SF)
APN
094000 280.1-5-6
UPID
US63-2698339
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
-
Tops Friendly Markets Specialty Food Shop Supermarket
-
Aubuchon Hardware Building Supply Hardware & Home Improvement
-
Livations Wine and Spirits (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Grand Union Supermarkets Specialty Food Shop Supermarket
-
CDReload - Online Bitcoin ATM Crypto Atm Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$425k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$663k
Blend (final)
Blend
$545k
Owner & transaction history
Calcom Properties LLC · 6 yrs held
Calcom Properties LLC
since 2019
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$795,000
+66.4%
Industrial (general)
$500,000
+4.9%
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 Peru submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Peru 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
$425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$475,000
Current use
WAREHOUSE, STORAGE
$795,000
Change: +66% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$500,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$21 / 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
$2,361,800
Assessed 2023
Previous assessed
$602,000
+292.3% YoY
Assessed land
$116,200
Assessed improvement
$2,245,600
Land market value
$116,200
Improvement market value
$2,245,600
Total market value
$2,361,800
Applied tax rate
94,001.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1972
Heating
NONE
Cooling
PARTIAL
Buildings
3
Stories
1
Total area
25,714 SF
Lot
16.88 ac (735,293 SF)
APN
094000 280.1-5-6
UPID
US63-2698339
Jurisdiction
CLINTON
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$475,000
WAREHOUSE, STORAGE
Est. value
$795,000
INDUSTRIAL (GENERAL)
Est. value
$500,000
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1972
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
16.88 ac
Current owner
From public records · entity-resolved
Calcom Properties LLC
Entity
Mailing address
2464 CASE ST, MIDDLEBURY, VT 05753-9190
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Nov 18, 2022
—
Vt Industrial Pk LLC
—
Deed
related
$1,635,000 · Td Bank NA
Sep 13, 2019
$1,860,000
Calcom Properties LLC
S & W Holderied LLC
Trustees Deed
$1,460,000 · S & W Holderied LLC
Jan 25, 2011
—
S & W Holderied LLC
Holderied,winfried
Quit Claim Deed
related
—
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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