2648 Salina St Syracuse, NY 13205-1527
Retail space
Google Maps
Entity Owned
6-yr Hold
~
Est. High Equity
For Sale
$3,800,000
2648 Salina St, Syracuse, NY 13205-1527
View Listing →
Estimated value (blended)
$1.95M
Range $1.75M – $2.14M (±10%)
Property ID
US63-0442439
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
25,328 SF
Lot
5.97 ac (260,053 SF)
Zoning code
07 - MIXED
APN
311500 077.-18-06.3
UPID
US63-0442439
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
-
Furniture & Home Goods
-
Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.93M
Blend (final)
Blend
$1.95M
Owner & transaction history
since 2020
1 recorded transaction
Zoning & alternative use
07 - MIXED · Syracuse, NY
Top alternative use upside
Restaurant
$2.6M
+91.4%
Auto repair, garage
$2.3M
+72.3%
Commercial (general)
$2.0M
+47.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.95M
Value range
$1.75M – $2.14M
±10% around blend
Estimated value / SF
$77 / SF
Confidence
None
1 county-verified comps
Property data
75
Comparable evidence
10
Income certainty
100
$1.75M
blend $1.95M
$2.14M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,328 SF
Lot area
5.97 ac
Year built
1950
Stories
3
APN
311500 077.-18-06.3
Assessed value
$1,774,500
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
$1.93M
Weighted, 0 comps · none confidence
Evidence
1 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.95M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+91%
vs current-use indication
Auto Repair, Garage
Commercial (general)
Retail Stores · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 1 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
23.39%
Selected cap rate for this retail space
Derived from the Syracuse market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$889k *
* 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$3.80M
Move the market yield to see immediate price impact.
Value / SF
$150
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
22.89%23.39%23.89%
$800k
$3.49M
$3.42M
$3.35M
$889k
$3.88M
$3.80M
$3.72M
$978k
$4.27M
$4.18M
$4.09M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
1 found
None confidence · county-verified
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$1,774,500
Assessed 2023
Previous assessed
$1,774,500
+0.0% YoY
Assessed land
$610,600
Assessed improvement
$1,163,900
Land market value
$946,667
Improvement market value
$1,804,496
Total market value
$2,751,163
Applied tax rate
311,500.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1950
Heating
NONE
Cooling
CENTRAL
Buildings
5
Stories
3
Total area
25,328 SF
Lot
5.97 ac (260,053 SF)
Zoning code
07 - MIXED
APN
311500 077.-18-06.3
UPID
US63-0442439
Jurisdiction
ONONDAGA
Zoning & alternative use
07 - MIXED · Syracuse, NYZoning 07 - MIXED · permitted uses
07 - MIXED · Syracuse, 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
1950
Heating
NONE
Cooling
Yes
Stories
3
Buildings
5
Lot
5.97 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
07 - MIXED
Jurisdiction
Syracuse, NY
Recorded code
07 - MIXED
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 07 - MIXED in Syracuse, 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.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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