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Property profile & analytics
OFF-MARKET
Estimated value
$8,455,000
Hotels
200 Riverside Dr, Clayton, NY 13624-1159
Entity Owned
11-yr Hold
Free & Clear
Property ID
US63-5906163
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2015
Total area
92,743 SF
Lot
7.18 ac (312,761 SF)
APN
223201 20.39-1-1.1
UPID
US63-5906163
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
-
1000 Islands Harbor Hotel Hotel & Motel
-
Seaway Grille Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.72M
Blend (final)
Blend
$8.46M
Owner & transaction history
Clayton Harbor Hotel LLC · 11 yrs held
Clayton Harbor Hotel LLC
since 2015
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.8M
+27.1%
Restaurant
$7.7M
+27.0%
Retail stores
$7.7M
+25.6%
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 Clayton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clayton 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
HOTEL/MOTEL
$6,095,000
Current use
COMMERCIAL (GENERAL)
$7,750,000
Change: +27% · Conversion: Difficult
RESTAURANT
$7,740,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$7,655,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,390,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$5,220,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$8.46M
Range $7.61M – $9.30M · ±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
$91 / 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
$11,600,000
Assessed 2023
Previous assessed
$10,000,000
+16.0% YoY
Assessed land
$141,800
Assessed improvement
$11,458,200
Land market value
$141,800
Improvement market value
$11,458,200
Total market value
$11,600,000
Applied tax rate
223,201.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2015
Heating
NONE
Stories
4
Total area
92,743 SF
Lot
7.18 ac (312,761 SF)
APN
223201 20.39-1-1.1
UPID
US63-5906163
Jurisdiction
JEFFERSON
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
HOTEL/MOTEL Current
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$7.8M
RESTAURANT
Est. value
$7.7M
RETAIL STORES
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$6.4M
OFFICE BUILDING
Est. value
$5.2M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2015
Heating
NONE
Stories
4
Lot
7.18 ac
Current owner
From public records · entity-resolved
Clayton Harbor Hotel LLC
Entity
Free & Clear · 11 yrs held
Mailing address
617 DINGENS ST, BUFFALO, NY 14206-2400
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2015
—
Clayton Harbor Hotel LLC
Village Of Clayton
Quit Claim Deed
—
Feb 28, 2013
$2,101,500
Clayton Harbor Hotel LLC
Clayton Local Dev Corp
Grant Deed
—
Dec 28, 2012
—
Clayton Local Dev Corp
Clayton Local Dev Corp
Quit Claim Deed
—
Sep 18, 2008
—
Clayton Local Dev Corp
Town Of Clayton
Quit Claim Deed
—
Feb 17, 2005
$240,000
Town Of Clayton
County Of Jefferson
Warranty Deed
related
—
Feb 2, 2005
—
County Of Jefferson
Hartzell,john
Warranty 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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