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Property profile & analytics
OFF-MARKET
Investment properties
263 Riv Rd, Nichols, NY 13812-2106
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-6265321
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1900
Total area
10,944 SF
Lot
2.5 ac (108,900 SF)
Zoning code
ZONE
APN
492801 159.18-1-15.10
UPID
US63-6265321
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
-
Shear Creations Hair Salon Nail Salon
-
Advanced Wellness Essentials Alternative Medicine Practice
-
Engelbert Farms Store and Creamery Grocery & Convenience Store Food Market
-
Equine Fence and Supply Inc Building Supply Big Box & Wholesale Store
-
Gillott's Blast & Powder Co. Renovation Specialist General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Engelbert Farms Organic · 8 yrs held
Engelbert Farms Organic
since 2018
1 recorded transaction
Zoning & alternative use
ZONE · Nichols, 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 Nichols submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Nichols 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2019Property tax & assessments
Tax year 2019
Tax billed
$2,040
Tax year 2019
Assessed value
$35,000
Assessed 2023
Previous assessed
$35,000
+0.0% YoY
Effective rate
5.83%
On assessed value
Assessed land
$5,100
Assessed improvement
$29,900
Land market value
$24,286
Improvement market value
$142,381
Total market value
$166,667
Applied tax rate
493,603.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1900
Heating
NONE
Buildings
1
Stories
1
Total area
10,944 SF
Lot
2.5 ac (108,900 SF)
Zoning code
ZONE
APN
492801 159.18-1-15.10
UPID
US63-6265321
Jurisdiction
TIOGA
Zoning & alternative use
ZONE · Nichols, NY
Zoning ZONE · permitted uses
ZONE · Nichols, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Nichols. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1900
Heating
NONE
Stories
1
Buildings
1
Lot
2.5 ac
Current owner
From public records · entity-resolved
Engelbert Farms Organic
Individual
Mailing address
182 SUNNYSIDE RD, NICHOLS, NY 13812-2702
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Jun 6, 2018
—
Engelbert Farms Organic
—
Deed
related
$180,000 · Bit O Luck LLC
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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