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Property profile & analytics
OFF-MARKET
Retail space
205-207 Franklin St Watkins Glen, NY 14891
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-2922383
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Total area
6,755 SF
Lot
0.14 ac (6,098 SF)
Zoning code
NA
APN
442401 65.53-3-29
UPID
US63-2922383
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Brightside Holdings LLC · 2 yrs held
Brightside Holdings LLC
since 2024
Last sale
$475,000
4 recorded transactions
Zoning & alternative use
NA · Watkins Glen, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Watkins Glen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watkins Glen 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Tax year 2020Property tax & assessments
Tax year 2020
Assessed value
$290,000
Assessed 2023
Previous assessed
$290,000
+0.0% YoY
Assessed land
$67,000
Assessed improvement
$223,000
Land market value
$87,013
Improvement market value
$289,610
Total market value
$376,623
Applied tax rate
442,401.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Heating
NONE
Stories
2
Total area
6,755 SF
Lot
0.14 ac (6,098 SF)
Zoning code
NA
APN
442401 65.53-3-29
UPID
US63-2922383
Jurisdiction
SCHUYLER
Zoning & alternative use
NA · Watkins Glen, NYZoning NA · permitted uses
NA · Watkins Glen, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Stories
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Brightside Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
3458 STATE RTE 79, BURDETT, NY 14818-9606
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2024
$475,000
Brightside Holdings LLC
205-207 N Franklin Re LLC
Warranty Deed
—
Mar 28, 2024
—
205-207 N Franklin Re LLC
Wildflower 301 LLC
Warranty Deed
—
Oct 14, 2022
$321,500
205-207 N Franklin Re LLC
301 Wildflower Caff INC
Warranty Deed
—
Sep 6, 2007
$100,000
301 Franklin Street Cafe
Village Of Watkins Glen
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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