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Property profile & analytics
FOR SALE
Turn key restaurants
2805 State Route 49 Vienna, NY 13308
Entity Owned
8-yr Hold
Free & Clear
Property ID
US63-2978066
For Sale
1 / 32
$279,000
2805 State Route 49, Vienna, NY 13308
View Listing →
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Total area
4,947 SF
Lot
2.45 ac (106,722 SF)
Zoning code
H
APN
306489 218.001-1-23.3
UPID
US63-2978066
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
1c31 LLC Charles Gaetano · 8 yrs held
1c31 LLC Charles Gaetano
since 2017
6 recorded transactions
Zoning & alternative use
H · Blossvale, 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 Vienna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vienna 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$106,850
Assessed 2023
Previous assessed
$106,850
+0.0% YoY
Assessed land
$18,900
Assessed improvement
$87,950
Land market value
$47,250
Improvement market value
$219,875
Total market value
$267,125
Applied tax rate
303,001.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1940
Heating
NONE
Buildings
1
Stories
2
Total area
4,947 SF
Lot
2.45 ac (106,722 SF)
Zoning code
H
APN
306489 218.001-1-23.3
UPID
US63-2978066
Jurisdiction
ONEIDA
Zoning & alternative use
H · Blossvale, NY
Zoning H · permitted uses
H · Blossvale, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Blossvale. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Heating
NONE
Stories
2
Buildings
1
Lot
2.45 ac
Current owner
From public records · entity-resolved
1c31 LLC Charles Gaetano
Entity
Free & Clear · 8 yrs held
Mailing address
1914 SHERMAN DR, UTICA, NY 13501-5815
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2017
$119,000
1c31 LLC Charles Gaetano
Rc Loomis Holdings INC
Warranty Deed
—
May 22, 2015
$212,500
Rc Loomis Holdings INC
Vienna Hotel Holdings INC
Warranty Deed
$190,000 · Vienna Hotel Holdings INC
Mar 14, 2012
—
Vienna Hotel Hldgs INC
Fran,joseph D & Jeffery T
Grant Deed
—
Mar 4, 2012
—
Joseph D Tfrance
Ott,james W JR
Grant Deed
—
May 5, 2011
—
James W Ott JR.
Ott James W SR Trust
Quit Claim Deed
—
Jul 10, 2009
—
Ott James W SR Trust
Ott,james W SR
Quit Claim 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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