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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Retail space
218 Reynolds Rd, Johnson City, NY 13790-1370
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-1142298
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Total area
9,012 SF
Lot
0.71 ac (30,928 SF)
Zoning code
USF
APN
034603 143.05-1-28.111
UPID
US63-1142298
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
-
TJ TOBACCO INC (Bike/Boat/Book/etc) Store
-
Metro Mattress Johnson City Furniture & Home Goods
-
Naturally Nails Nail Salon
-
Pizza Hut Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.67M
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.79M
Owner & transaction history
Panim Group LLC · 1 yrs held
Panim Group LLC
since 2025
Last sale
$1.9M
2 recorded transactions
Zoning & alternative use
USF · Johnson City, 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 Johnson City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johnson City 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
$1,780,000
ML approach
$1,670,000
CAP Approach
CAP Return
Estimation
6%
$1,510,000
6.5%
$1,395,000
7%
$1,295,000
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10% · vs last sale $1.85M (Apr 4 2025)
Last sale anchor
$1.85M
Apr 4 2025
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
$199 / 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
$26,450
Assessed 2023
Previous assessed
$26,450
+0.0% YoY
Assessed land
$9,600
Assessed improvement
$16,850
Land market value
$277,457
Improvement market value
$486,994
Total market value
$764,451
Applied tax rate
34,602.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2014
Heating
NONE
Buildings
1
Stories
1
Total area
9,012 SF
Lot
0.71 ac (30,928 SF)
Zoning code
USF
APN
034603 143.05-1-28.111
UPID
US63-1142298
Jurisdiction
BROOME
Zoning & alternative use
USF · Johnson City, NY
Zoning USF · permitted uses
USF · Johnson City, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Johnson City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2014
Heating
NONE
Stories
1
Buildings
1
Lot
0.71 ac
Current owner
From public records · entity-resolved
Panim Group LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2509 RHONDA DR, VESTAL, NY 13850-2715
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 4, 2025
$1,850,000
Panim Group LLC
J & T Properties Of Ny INC
Deed
—
Sep 4, 2020
$11,185,384
Spirit Master Funding X LLC
Svcn 3 LLC
Grant 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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