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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Retail space
2340 State Rte 13 Altmar, NY 13302
Trust Owned
5-yr Hold
Free & Clear
Property ID
US63-5723914
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Total area
8,750 SF
Lot
1.35 ac (58,806 SF)
Zoning code
01 - NOT ZONED
APN
352000 104.06-08-11
UPID
US63-5723914
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
$1.77M
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.62M
Owner & transaction history
Axelord,michael 2012 Trust · 5 yrs held
Axelord,michael 2012 Trust
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Altmar, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+102.3%
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 Altmar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Altmar 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
$1,825,000
ML approach
$1,770,000
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,300,000
7%
$1,205,000
Alternative Use
Use
Estimation
RESTAURANT
$1,000,000
Change: +102% · Conversion: Easy
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±10% · vs last sale $1.60M (Jan 7 2021)
Last sale anchor
$1.60M
Jan 7 2021
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
$185 / 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
$800,000
Assessed 2023
Previous assessed
$800,000
+0.0% YoY
Assessed land
$31,400
Assessed improvement
$768,600
Land market value
$36,512
Improvement market value
$893,721
Total market value
$930,233
Applied tax rate
352,002.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2020
Heating
HOT WATER
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
1
Total area
8,750 SF
Lot
1.35 ac (58,806 SF)
Zoning code
01 - NOT ZONED
APN
352000 104.06-08-11
UPID
US63-5723914
Jurisdiction
OSWEGO
Zoning & alternative use
01 - NOT ZONED · Altmar, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Altmar, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Altmar. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.0M
RESTAURANT
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
2020
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
1.35 ac
Current owner
From public records · entity-resolved
Axelord,michael 2012 Trust
Trust
Free & Clear · 5 yrs held
Mailing address
400 POST AVE STE #303, WESTBURY, NY 11590-2226
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2022
—
Joan Axelrod 2012 Irrevocable Trust
—
Deed
related
$1,277,000 · Td Bank NA
Jan 7, 2021
$1,596,370
Axelord,michael 2012 Trust
Altmar Dg LLC
Grant Deed
—
May 21, 2020
$160,000
Altmar Dg LLC
Northern Credit Union
Bargain And Sale Deed
$1,360,000 · Synovus Bank
Jul 17, 2018
$90,791
Northern FCU
Referee Of Oswego County|powers,harry J & Brenda S
Trustees Deed
related
—
Jan 30, 2015
—
Harry J Powers
Altmar Property LLC
Warranty Deed
related
—
Mar 20, 2008
—
Altmar Property LLC
Powers,harry L
Grant Deed
—
Dec 23, 2004
$129,000
Harry Powers
Horning,kathleen
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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