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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Commercial land
26856 County Rte 32 Evans Mills, NY 13637-3343
Individually Owned
3-yr Hold
Free & Clear
Property ID
US63-4058720
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
123.84 ac (5,394,470 SF)
Zoning code
AR
APN
224089 65.00-1-84.211
UPID
US63-4058720
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
Tug Hill Tomorrow Land T · 3 yrs held
Tug Hill Tomorrow Land T
since 2022
Last sale
$880,000
7 recorded transactions
Zoning & alternative use
AR · 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
$615,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $880k (Nov 29 2022)
Last sale anchor
$880k
Nov 29 2022
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
—
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
$166,800
Assessed 2023
Previous assessed
$166,800
+0.0% YoY
Assessed land
$166,800
Land market value
$177,447
Total market value
$177,447
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
Similar Nearby for Lease
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
123.84 ac (5,394,470 SF)
Zoning code
AR
APN
224089 65.00-1-84.211
UPID
US63-4058720
Jurisdiction
JEFFERSON
Zoning & alternative use
AR · Evans Mills, NYZoning AR · permitted uses
AR · Evans Mills, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
123.84 ac
Current owner
From public records · entity-resolved
Tug Hill Tomorrow Land T
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 6063, WATERTOWN, NY 13601-6063
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2022
$880,000
Tug Hill Tomorrow Land T
Con Tech Bldg Sys INC
Quit Claim Arm's Length For Ne States
—
Oct 4, 2019
—
Con Tech Building Systems INC
Referee Of Jefferson County|fidelity American Hldg
Correction Deed
related
—
Mar 20, 2019
$537,200
Con Tech Building Systems INC
Referee Of Jefferson County|fidelity American Hldg
Foreclosure
—
Jan 12, 2011
$60,000
Town Leray
Fidelity American Holding
Grant Deed
related
—
Feb 9, 2006
$20,000
Katie Redford
Fleming,lyle
Warranty Deed
—
Jul 27, 2005
$273,953
Fidelity American Holding Corp
Fleming,lyle
Warranty Deed
—
Nov 17, 2004
—
Lee Fleming
Fleming,lyle
Quit Claim Deed
related
—
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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