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Property profile & analytics
OFF-MARKET
Estimated value
$3,070,000
Medical Office Space
201 Melcher St, Johnstown, NY 12095-2820
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-4081761
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1961
Total area
40,716 SF
Lot
7 ac (304,920 SF)
Zoning code
03 - MULTI-FAMILY
APN
170800 174.11-3-1.1
UPID
US63-4081761
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
-
Pineview Commons LLC Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$3.07M
Owner & transaction history
Pineview Propco LLC · 4 yrs held
Pineview Propco LLC
since 2022
Last sale
$3.2M
2 recorded transactions
Zoning & alternative use
03 - MULTI-FAMILY · Johnstown, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+17.3%
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 Johnstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johnstown 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
$3,070,000
ML approach
$2,870,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,700,000
Current use
RESTAURANT
$4,340,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,215,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$3,030,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$3.07M
Range $2.76M – $3.38M · ±10% · vs last sale $3.17M (Jul 6 2022)
Last sale anchor
$3.17M
Jul 6 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
$75 / 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
$1,200,000
Assessed 2023
Previous assessed
$1,200,000
+0.0% YoY
Assessed land
$84,500
Assessed improvement
$1,115,500
Land market value
$112,667
Improvement market value
$1,487,333
Total market value
$1,600,000
Applied tax rate
170,800.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1961
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
40,716 SF
Lot
7 ac (304,920 SF)
Zoning code
03 - MULTI-FAMILY
APN
170800 174.11-3-1.1
UPID
US63-4081761
Jurisdiction
FULTON
Zoning & alternative use
03 - MULTI-FAMILY · Johnstown, NY
Zoning 03 - MULTI-FAMILY · permitted uses
03 - MULTI-FAMILY · Johnstown, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Johnstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$3.7M
RESTAURANT
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$3.2M
RETAIL STORES
Est. value
$3.0M
MEDICAL BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1961
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
7 ac
Current owner
From public records · entity-resolved
Pineview Propco LLC
Entity
Free & Clear · 4 yrs held
Mailing address
201 S MELCHER ST, JOHNSTOWN, NY 12095-2820
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2022
$3,168,750
Pineview Propco LLC
Johnstown Baronial Corp
Warranty Deed
—
Oct 25, 2006
$600,000
Johnstown Baronial Corp
Johnstown Hospital
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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