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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Gas stations
224 Prt Watson St, Cortland, NY 13045-2895
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-3744701
Property profile
Verified
Property type
Gas stations
Use group
GAS STATION
Year built
2022
Total area
4,224 SF
Lot
1.11 ac (48,352 SF)
Zoning code
05 - COMMERCIAL
APN
110200 87.53-03-18.000
UPID
US63-3744701
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
-
Byrne Dairy Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$736k
Blend (final)
Blend
$570k
Owner & transaction history
Mc Port Watson LLC · 3 yrs held
Mc Port Watson LLC
since 2023
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Cortland, 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 Cortland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cortland 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
$405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$135 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$29,756
Tax year 2023
Assessed value
$875,000
Assessed 2023
Previous assessed
$875,000
+0.0% YoY
Effective rate
3.40%
On assessed value
Assessed land
$51,700
Assessed improvement
$823,300
Land market value
$70,822
Improvement market value
$1,127,808
Total market value
$1,198,630
Applied tax rate
110,200.0000
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
Gas stations
Use group
GAS STATION
Status
Off-Market
Year built
2022
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,224 SF
Lot
1.11 ac (48,352 SF)
Zoning code
05 - COMMERCIAL
APN
110200 87.53-03-18.000
UPID
US63-3744701
Jurisdiction
CORTLAND
Zoning & alternative use
05 - COMMERCIAL · Cortland, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Cortland, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cortland. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2022
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
Mc Port Watson LLC
Entity
Free & Clear · 3 yrs held
Mailing address
171 STATE RTE 5NYS, WEEDSPORT, NY 13166-9309
Ownership since
2023
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
Feb 17, 2023
—
Mc Port Watson LLC
T&e Law Properties LLC
Warranty Deed
—
Oct 18, 2022
$435,000
Mc Port Watson LLC
T&e Law Properties LLC
Warranty Deed
—
Feb 23, 2018
$330,000
T & E Law Properties LLC
Dwl LLC
Warranty Deed
$330,000 · Dwl LLC
Jul 29, 2016
—
Dwl LLC
Law,david W
Warranty Deed
related
—
Apr 18, 2016
—
David W Law
Law,lori A
Quit Claim Deed
related
—
Nov 15, 2006
$114,900
David Law
Berlew,david
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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