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Property profile & analytics
OFF-MARKET
Estimated value
$2,440,000
Medical Office Space
279 New York Rd Plattsburgh, NY 12903-4425
Entity Owned
17-yr Hold
Free & Clear
Property ID
US63-6012854
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1956
Total area
21,456 SF
Lot
16.05 ac (699,138 SF)
Zoning code
NC
APN
094200 233.-5-28
UPID
US63-6012854
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
-
Carrie Nutt Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.44M
Owner & transaction history
Mrs Of Clinton County INC · 17 yrs held
Mrs Of Clinton County INC
since 2008
3 recorded transactions
Zoning & alternative use
NC · Plattsburgh, 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 Plattsburgh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plattsburgh 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
RESTAURANT
$2,070,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,865,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,770,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.44M
Range $2.20M – $2.68M · ±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
$114 / 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
$1,500,000
Assessed 2023
Previous assessed
$1,500,000
+0.0% YoY
Assessed land
$272,400
Assessed improvement
$1,227,600
Land market value
$320,470
Improvement market value
$1,444,230
Total market value
$1,764,700
Applied tax rate
94,001.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1956
Heating
NONE
Buildings
1
Stories
1
Total area
21,456 SF
Lot
16.05 ac (699,138 SF)
Zoning code
NC
APN
094200 233.-5-28
UPID
US63-6012854
Jurisdiction
CLINTON
Zoning & alternative use
NC · Plattsburgh, NY
Zoning NC · permitted uses
NC · Plattsburgh, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plattsburgh. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (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
1956
Heating
NONE
Stories
1
Buildings
1
Lot
16.05 ac
Current owner
From public records · entity-resolved
Mrs Of Clinton County INC
Entity
Free & Clear · 17 yrs held
Mailing address
231 NEW YORK RD, PLATTSBURGH, NY 12903-4425
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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
Dec 22, 2008
—
Mrs Of Clinton County INC
Cl Co Chapter Nysarc
Grant Deed
related
—
Dec 6, 2005
—
Mrs Of Clinton County INC
Clinton County Chapternysarc I
Quit Claim Deed
related
—
Apr 20, 2005
$175,000
Clinton County Chapter
Plattsburgh Airbase Redev Corp
Warranty 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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