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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Office buildings
248 Grant Ave, Auburn, NY 13021-1414
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-1888117
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1964
Total area
8,872 SF
Lot
7.16 ac (311,890 SF)
Zoning code
HC
APN
050100 109.57-1-30
UPID
US63-1888117
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
-
Cornell Co-Op Extension Association Association / Organization
-
Ny State 4H Foundation Charitable Organization
-
Seguin Community Services Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$440k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$703k
Blend (final)
Blend
$570k
Owner & transaction history
Cayuga County Of · 5 yrs held
Cayuga County Of
since 2021
1 recorded transaction
Zoning & alternative use
HC · Auburn, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$825,000
+70.5%
Auto repair, garage
$720,000
+48.4%
Commercial (general)
$670,000
+38.3%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$485,000
Current use
RESTAURANT
$825,000
Change: +71% · Conversion: Moderate
AUTO REPAIR, GARAGE
$720,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$670,000
Change: +38% · Conversion: Easy
WAREHOUSE, STORAGE
$485,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$470,000
Change: -3% · Conversion: Moderate
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
$64 / 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
Assessed value
$2,566,400
Assessed 2023
Previous assessed
$2,566,400
+0.0% YoY
Assessed land
$2,128,400
Assessed improvement
$438,000
Land market value
$2,217,083
Improvement market value
$456,250
Total market value
$2,673,333
Applied tax rate
50,100.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1964
Heating
NONE
Buildings
1
Stories
1
Total area
8,872 SF
Lot
7.16 ac (311,890 SF)
Zoning code
HC
APN
050100 109.57-1-30
UPID
US63-1888117
Jurisdiction
CAYUGA
Zoning & alternative use
HC · Auburn, NY
Zoning HC · permitted uses
HC · Auburn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$485,000
RESTAURANT
Est. value
$825,000
AUTO REPAIR, GARAGE
Est. value
$720,000
COMMERCIAL (GENERAL)
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$485,000
RETAIL STORES
Est. value
$470,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
RETAIL STORES
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
1964
Heating
NONE
Stories
1
Buildings
1
Lot
7.16 ac
Current owner
From public records · entity-resolved
Cayuga County Of
Entity
Free & Clear · 5 yrs held
Mailing address
160 GENESEE ST, AUBURN, NY 13021-3433
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2021
—
Cayuga County Of
Cayuga Cnty Ext Svc Assn
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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