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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Office buildings
2700 Bellevue Ave, Syracuse, NY 13219-3238
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-0528384
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
16,576 SF
Lot
1.73 ac (75,359 SF)
Zoning code
05 - COMMERCIAL
APN
314200 005.-13-02.1
UPID
US63-0528384
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
-
Shelly Lynn Peters Physician
-
Rosemary Stack, Esq. Law Firm
-
Harry V Armani & Associates Law Firm
-
Selbach Law Firm PLLC Law Firm Financial Advisor
-
Hoffman Elizabeth A Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$1.52M
Owner & transaction history
Practice Development LLC · 1 yrs held
Practice Development LLC
since 2025
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Syracuse, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+8.0%
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 Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Syracuse 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
$1,645,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,775,000
Change: +8% · Conversion: Difficult
RESTAURANT
$1,615,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±10% · vs last sale $1.65M (Jan 14 2025)
Last sale anchor
$1.65M
Jan 14 2025
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
$91 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$1,000,000
Assessed 2023
Previous assessed
$1,000,000
+0.0% YoY
Assessed land
$65,400
Assessed improvement
$934,600
Land market value
$96,176
Improvement market value
$1,374,412
Total market value
$1,470,588
Applied tax rate
313,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
16,576 SF
Lot
1.73 ac (75,359 SF)
Zoning code
05 - COMMERCIAL
APN
314200 005.-13-02.1
UPID
US63-0528384
Jurisdiction
ONONDAGA
Zoning & alternative use
05 - COMMERCIAL · Syracuse, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Syracuse, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Syracuse. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
RESTAURANT
Est. value
$1.6M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1988
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1.73 ac
Current owner
From public records · entity-resolved
Practice Development LLC
Entity
Mailing address
4720 FAWN HL, SYRACUSE, NY 13215-9551
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2025
$1,650,000
Practice Development LLC
Praedium Properties LLC
Warranty Deed
—
Dec 23, 2021
—
Praedium Prop LLC
—
Deed
related
$625,000 · Nbt Bank National Association
Dec 1, 2014
$1,075,000
Praedium Properties LLC
Winkworth Properties INC
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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