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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Strip malls
273 Main St, North Creek, NY 12853
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US63-1467124
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1988
Total area
23,616 SF
Lot
2.51 ac (109,336 SF)
Zoning code
H02
APN
523000 66.10-1-43
UPID
US63-1467124
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
-
Tops Friendly Markets Specialty Food Shop Supermarket
-
Primo Water Refill & Exchange Big Box & Wholesale Store
-
Adirondack Spirits (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Western Union Bank Credit Union
-
CDReload - Online Bitcoin ATM Crypto Atm Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$560k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$689k
Blend (final)
Blend
$625k
Owner & transaction history
North Creek Center LLC · 11 yrs held
North Creek Center LLC
since 2015
4 recorded transactions
Zoning & alternative use
H02 · North Creek, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$780,000
+31.7%
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 North Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Creek 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
$560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$590,000
Current use
INDUSTRIAL (GENERAL)
$780,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$26 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$1,814,600
Assessed 2023
Previous assessed
$1,814,600
+0.0% YoY
Assessed land
$73,300
Assessed improvement
$1,741,300
Land market value
$85,233
Improvement market value
$2,024,767
Total market value
$2,110,000
Applied tax rate
523,001.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
23,616 SF
Lot
2.51 ac (109,336 SF)
Zoning code
H02
APN
523000 66.10-1-43
UPID
US63-1467124
Jurisdiction
WARREN
Zoning & alternative use
H02 · North Creek, NY
Zoning H02 · permitted uses
H02 · North Creek, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Creek. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$590,000
INDUSTRIAL (GENERAL)
Est. value
$780,000
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
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
1
Buildings
1
Lot
2.51 ac
Current owner
From public records · entity-resolved
North Creek Center LLC
Entity
Mailing address
550 LATONA RD STE #501, ROCHESTER, NY 14626-2700
Ownership since
2015
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 3, 2020
—
North Creek Center LLC
—
Deed
related
$2,200,000 · Chemung Canal Tr
Jul 2, 2015
$1,672,557
North Creek Center LLC
Village Square Associates
Grant Deed
$1,366,117 · Private Individual
Nov 14, 2008
—
Village Square Associates
Monter,elliot
Grant Deed
—
—
—
North Creek Center LLC
—
Loan Modification
related
$2,200,000 · Chemung Canal Tr
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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