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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Investment properties
28 Jordan St Skaneateles, NY 13152-1238
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-6285756
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1820
Total area
7,535 SF
Lot
0.16 ac (6,970 SF)
Zoning code
D
APN
315001 007.-04-44.0
UPID
US63-6285756
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
-
Moro's Kitchen Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$435k
Blend (final)
Blend
$725k
Owner & transaction history
Anrb LLC · 1 yrs held
Anrb LLC
since 2024
Last sale
$725,000
3 recorded transactions
Zoning & alternative use
D · Skaneateles, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$805,000
+17.3%
Office building
$800,000
+16.2%
Auto repair, garage
$775,000
+12.9%
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 Skaneateles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Skaneateles 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
$725,000
ML approach
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$685,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$805,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$800,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$775,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$725k
Range $653k – $798k · ±10% · vs last sale $725k (Aug 8 2024)
Last sale anchor
$725k
Aug 8 2024
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
$96 / 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
$590,640
Assessed 2023
Previous assessed
$590,640
+0.0% YoY
Assessed land
$44,500
Assessed improvement
$546,140
Land market value
$70,635
Improvement market value
$866,889
Total market value
$937,524
Applied tax rate
315,001.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1820
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
7,535 SF
Lot
0.16 ac (6,970 SF)
Zoning code
D
APN
315001 007.-04-44.0
UPID
US63-6285756
Jurisdiction
ONONDAGA
Zoning & alternative use
D · Skaneateles, NY
Zoning D · permitted uses
D · Skaneateles, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Skaneateles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$685,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$805,000
OFFICE BUILDING
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$775,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1820
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Anrb LLC
Entity
Mailing address
525 E PLUM ST STE #100, SYRACUSE, NY 13204-1551
Ownership since
2024
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
Aug 8, 2024
$725,000
Anrb LLC
28 Jordan Street LLC
Warranty Deed
$652,500 · 28 Jordan Street LLC
May 19, 2015
$575,000
28 Jordan Street LLC
Jhk Faith, LLC
Deed
—
Apr 28, 2006
$850,000
Jhk Faith LLC
Giles Road Two LLC
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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