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Property profile & analytics
OFF-MARKET
Estimated value
$2,065,000
Hotels
26513 Herrick Dr, Evans Mills, NY 13637-3289
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-1453687
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2009
Total area
58,212 SF
Lot
4.15 ac (180,774 SF)
Zoning code
B-
APN
224089 64.20-1-41
UPID
US63-1453687
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
-
Candlewood Suites Watertown-Fort Drum, an IHG Hotel Hotel & Motel
-
Candelwood Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.07M
Owner & transaction history
Evans Mills Hotel Ventures Pro · 7 yrs held
Evans Mills Hotel Ventures Pro
since 2019
4 recorded transactions
Zoning & alternative use
B- · Evans Mills, 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 Evans Mills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Evans Mills 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,275,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.07M
Range $1.86M – $2.27M · ±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
$35 / 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
Property tax & assessments
Assessed value
$3,900,000
Assessed 2023
Previous assessed
$3,900,000
+0.0% YoY
Assessed land
$716,500
Assessed improvement
$3,183,500
Land market value
$762,234
Improvement market value
$3,386,702
Total market value
$4,148,936
Applied tax rate
222,401.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2009
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
4
Total area
58,212 SF
Lot
4.15 ac (180,774 SF)
Zoning code
B-
APN
224089 64.20-1-41
UPID
US63-1453687
Jurisdiction
JEFFERSON
Zoning & alternative use
B- · Evans Mills, NY
Zoning B- · permitted uses
B- · Evans Mills, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Evans Mills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$3.3M
OFFICE BUILDING
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
2009
Heating
NONE
Cooling
Yes
Stories
4
Buildings
1
Lot
4.15 ac
Current owner
From public records · entity-resolved
Evans Mills Hotel Ventures Pro
Entity
Free & Clear · 7 yrs held
Mailing address
11751 E CORNING RD, CORNING, NY 14830-3657
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 19, 2019
—
Evans Mills Hotel Ventures Pro
Savera Hospitality LLC
Warranty Deed
related
—
Aug 7, 2008
$620,000
Savera Hospitality LLC
Columbia Leray LLC
Grant Deed
related
—
Aug 4, 2008
—
Town Of Leray
Columbia Leray LLC
Grant Deed
related
—
Feb 8, 2008
$625,000
Watertown Taco LLC
Columbia Leray LLC
Grant 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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