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Property profile & analytics
OFF-MARKET
Estimated value
$20,480,000
Community centers
221 Sycamore St Vestal, NY 13850
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2753420
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2000
Total area
135,382 SF
Lot
14.47 ac (630,313 SF)
APN
034800 158.10-2-13
UPID
US63-2753420
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
$26.94M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.48M
Owner & transaction history
Arctrust Vestal Home Improvement Ds · 4 yrs held
Arctrust Vestal Home Improvement Ds
since 2022
Last sale
$20.2M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$13.0M
+481.0%
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 Vestal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vestal 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
$25,670,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$29,180,000
6.5%
$26,935,000
7%
$25,015,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,015,000
Change: +481% · Conversion: Easy
Blend value · Realmo final
$20.48M
Range $18.43M – $22.53M · ±10% · vs last sale $20.20M (Jul 13 2022)
Last sale anchor
$20.20M
Jul 13 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
$151 / 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
$9,870,000
Assessed 2023
Previous assessed
$9,870,000
+0.0% YoY
Assessed land
$3,295,500
Assessed improvement
$6,574,500
Land market value
$3,295,500
Improvement market value
$6,574,500
Total market value
$9,870,000
Applied tax rate
34,801.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2000
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
135,382 SF
Lot
14.47 ac (630,313 SF)
APN
034800 158.10-2-13
UPID
US63-2753420
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
COMMERCIAL (GENERAL)
Est. value
$13.0M
COMMERCIAL (GENERAL)
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
2000
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
14.47 ac
Current owner
From public records · entity-resolved
Arctrust Vestal Home Improvement Ds
Individual
Mailing address
1401 BROAD ST, CLIFTON, NJ 07013-4236
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
Jul 13, 2022
$20,200,000
Arctrust Vestal Home Improvement Ds
Vestal Retail Center LLC
Deed
$2,927,574 · Lakeland Bank
May 31, 2007
—
Vestal Retail Center LLC
West Covina Royale
Grant Deed
related
—
Nov 22, 2006
$14,000,000
Covina Royale West
Shippers Holding Corp
Warranty 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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