Individually Owned 
For Sale
1 / 29
$575,000
258 Hamilton St, Geneva, NY 14456
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Property summary
AI-generated overview
The property at 258 Hamilton Street in Geneva, New York is a commercial corner-lot building in the Finger Lakes area. It contains approximately 6,273 square feet of space on a 0.2806-acre lot and is zoned B1. The location is in Geneva’s business district and is positioned across from Hobart and William Smith Colleges, with nearby commercial activity including Wegmans, supporting frequent foot and vehicle traffic. The building is configured with dining areas, a full-service bar, event spaces for private gatherings and live entertainment, and a commercial kitchen that supports both on-site dining and off-site catering. Parking is provided to accommodate event use, and the layout is adaptable for alternative uses such as retail, wine tasting, residential, or other ventures consistent with the B1 zoning. The property is also within the broader Seneca Lake tourism and regional attraction area.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1920
Total area
5,389 SF
Lot
0.28 ac (12,210 SF)
Zoning code
B-1
APN
320500 104.14-4-38
UPID
US63-5263482
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
-
Restaurant
-
Atm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$388k
Blend (final)
Blend
$500k
Owner & transaction history
since 2016
5 recorded transactions
Zoning & alternative use
B-1 · Geneva, NY
Top alternative use upside
Auto repair, garage
$595,000
+108.0%
Restaurant
$520,000
+81.2%
Office building
$510,000
+77.6%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 8 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$500k
Value range
$450k – $550k
±10% around blend
Estimated value / SF
$93 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
80
Income certainty
100
$450k
blend $500k
$550k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,389 SF
Lot area
0.28 ac
Year built
1920
Stories
2
APN
320500 104.14-4-38
Zoning
B-1
Assessed value
$473,000
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
Sales approach indication
$346k
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.2 mi away · 4,712 SF
9.4 mi away · 4,272 SF
14.8 mi away · 6,240 SF
15.0 mi away · 4,068 SF
22.1 mi away · 4,436 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$500k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 47 sales
$53
+74%
Submarket 47 sales
$53
+74%
County 176 sales
$68
+36%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $93/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+108%
vs current-use indication
Restaurant
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
6.70%
Selected cap rate for this other investment properties
Derived from the Geneva market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.70%
9.0%
NOI (est.)
$39k *
* 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$575k
Move the market yield to see immediate price impact.
Value / SF
$107
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
6.20%6.70%7.20%
$35k
$560k
$518k
$482k
$39k
$622k
$575k
$535k
$42k
$684k
$633k
$589k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$132k
1.1 mi · Nov 2025 · $34/SF
Property tax & assessments
Property tax & assessments
Assessed value
$473,000
Assessed 2023
Previous assessed
$473,000
+0.0% YoY
Assessed land
$81,000
Assessed improvement
$392,000
Land market value
$103,846
Improvement market value
$502,564
Total market value
$606,410
Applied tax rate
320,500.0000
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
1920
Cooling
CENTRAL
Stories
2
Total area
5,389 SF
Lot
0.28 ac (12,210 SF)
Zoning code
B-1
APN
320500 104.14-4-38
UPID
US63-5263482
Jurisdiction
ONTARIO
Zoning & alternative use
B-1 · Geneva, NYZoning B-1 · permitted uses
B-1 · Geneva, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Cooling
Yes
Stories
2
Lot
0.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-1
Jurisdiction
Geneva, NY
Recorded code
B-1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-1 in Geneva, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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