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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Warehouses
20 Sova Rd, Harpursville, NY 13787-1345
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-3445296
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2021
Total area
11,520 SF
Lot
9.78 ac (426,017 SF)
APN
032600 099.01-1-14.1
UPID
US63-3445296
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
$1.62M
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
Binghamton Road Electric LLC · 3 yrs held
Binghamton Road Electric LLC
since 2022
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+116.1%
Auto repair, garage
$940,000
+65.6%
Restaurant
$870,000
+53.3%
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 Harpursville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Harpursville 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
$1,810,000
ML approach
$1,615,000
CAP Approach
CAP Return
Estimation
6%
$1,440,000
6.5%
$1,330,000
7%
$1,235,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,230,000
Change: +116% · Conversion: Difficult
AUTO REPAIR, GARAGE
$940,000
Change: +66% · Conversion: Easy
RESTAURANT
$870,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±10% · vs last sale $1.43M (Nov 2 2022)
Last sale anchor
$1.43M
Nov 2 2022
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
$126 / 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
$39,480
Assessed 2023
Previous assessed
$39,480
+0.0% YoY
Assessed land
$1,440
Assessed improvement
$38,040
Land market value
$24,000
Improvement market value
$634,000
Total market value
$658,000
Applied tax rate
32,601.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2021
Heating
NONE
Stories
1
Total area
11,520 SF
Lot
9.78 ac (426,017 SF)
APN
032600 099.01-1-14.1
UPID
US63-3445296
Jurisdiction
BROOME
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
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$940,000
RESTAURANT
Est. value
$870,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
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
2021
Heating
NONE
Stories
1
Lot
9.78 ac
Current owner
From public records · entity-resolved
Binghamton Road Electric LLC
Entity
Free & Clear · 3 yrs held
Mailing address
170 E SERVICE HWY, BINGHAMTON, NY 13901-1656
Ownership since
2022
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 2, 2022
$1,425,000
Binghamton Road Electric LLC
Point Clear Realty LLC
Warranty Deed
—
Apr 15, 2021
—
Point Clear Realty LLC
Lawrence O Bronson
Warranty Deed
related
$808,000 · Chemung Canal Tr
—
—
Point Clear Realty LLC
—
Deed Of Trust
related
$808,000 · Chemung Canal Tr
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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