Individually Owned 
For Sale
1 / 43
$360,000
248 River St, Oneonta, NY 13820
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Property summary
AI-generated overview
This property is a standalone commercial building designed to support food and beverage uses such as a restaurant, cafe, or brewery. It includes 2,200 finished square feet of interior space and approximately 2,500 square feet of decorative outdoor hardscape with a covered patio, a water feature, and a concrete pad. The site has two greenhouses, with one still in operation, and the greenhouse room is configured for use as a dining or cafe focal area. In addition, there are two large interior rooms suitable for dining and/or retail, with provisions for private room dining, plus a conference room, offices, and a half bath. The property is set on a 1.3-acre lot with outdoor areas suitable for activities such as gaming, fire pits, or a small music venue, and it has infrastructure that could support landscaping or nursery operations. It is located minutes from downtown and All-Star Village.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1970
Total area
1,440 SF
Lot
2.08 ac (90,605 SF)
Zoning code
230
APN
361200 299.15-1-9.2
UPID
US63-2706979
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Landscaping General Contractor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$145k
Owner & transaction history
Zoning & alternative use
230 · Oneonta, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$145k
Value range
$131k – $160k
±10% around blend
Estimated value / SF
$101 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$131k
blend $145k
$160k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,440 SF
Lot area
2.08 ac
Year built
1970
Stories
2
APN
361200 299.15-1-9.2
Zoning
230
Assessed value
$35,000
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$145k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 44 sales
$80
+26%
Submarket 44 sales
$80
+26%
County 98 sales
$71
+42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $101/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
4.43%
Selected cap rate for this other investment properties
Derived from the Oneonta market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.43%
9.0%
NOI (est.)
$16k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$360k
Move the market yield to see immediate price impact.
Value / SF
$250
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.93%4.43%4.93%
$14k
$365k
$324k
$291k
$16k
$405k
$360k
$323k
$18k
$446k
$396k
$355k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$35,000
Assessed 2023
Previous assessed
$35,000
+0.0% YoY
Assessed land
$20,000
Assessed improvement
$15,000
Land market value
$24,691
Improvement market value
$18,519
Total market value
$43,210
Applied tax rate
361,200.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1970
Heating
NONE
Buildings
1
Stories
2
Total area
1,440 SF
Lot
2.08 ac (90,605 SF)
Zoning code
230
APN
361200 299.15-1-9.2
UPID
US63-2706979
Jurisdiction
OTSEGO
Zoning & alternative use
230 · Oneonta, NYZoning 230 · permitted uses
230 · Oneonta, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Stories
2
Buildings
1
Lot
2.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
230
Jurisdiction
Oneonta, NY
Recorded code
230
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 230 in Oneonta, NY.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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