Trust Owned 
For Sale
$659,000
283 Hamilton St South, Painted Post, NY 14870
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Property summary
AI-generated overview
This commercial office property is located on S Hamilton Street in Painted Post, New York, and is zoned for commercial use. It includes a total of 1,980 square feet of interior space situated on a 0.81-acre lot. The building layout provides a second-floor level with two office rooms, a full bathroom, and a kitchen area, while the first floor contains three separate office rooms, including a larger office that can accommodate multiple desks within a shared-workspace configuration. The property is designed for professional or medical-office style use, and it features off-street parking and is positioned on a road with high daily traffic.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1986
Total area
6,752 SF
Lot
0.81 ac (35,284 SF)
Zoning code
05 - COMMERCIAL
APN
464289 316.08-01-027.000
UPID
US63-3886792
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Financial Advisor
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$600k
Blend (final)
Blend
$275k
Owner & transaction history
since 2005
2 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Painted Post, NY
Top alternative use upside
Restaurant
$630,000
+52.4%
Office building
$445,000
+8.1%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$275k
Value range
$248k – $303k
±10% around blend
Estimated value / SF
$41 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
Income certainty
100
$248k
blend $275k
$303k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,752 SF
Lot area
0.81 ac
Year built
1986
Stories
2
APN
464289 316.08-01-027.000
Zoning
05 - COMMERCIAL
Assessed value
$520,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$925k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.01M
@ 6.5% CAP return
$925k
@ 7% CAP return
$860k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$206k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.5 mi away · 4,800 SF
23.4 mi away · 7,608 SF
23.7 mi away · 5,212 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$275k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 148 sales
$61
-33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $41/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+52%
vs current-use indication
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Selected market yield
9.89%
Selected cap rate for this other investment properties
Derived from the Painted Post market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.89%
9.0%
NOI (est.)
$65k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$659k
Move the market yield to see immediate price impact.
Value / SF
$98
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.39%9.89%10.39%
$59k
$625k
$593k
$565k
$65k
$694k
$659k
$628k
$72k
$764k
$725k
$690k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$200k
2.3 mi · Nov 2025 · $28/SF
Property tax & assessments
Property tax & assessments
Assessed value
$520,000
Assessed 2023
Previous assessed
$520,000
+0.0% YoY
Assessed land
$273,000
Assessed improvement
$247,000
Land market value
$306,742
Improvement market value
$277,528
Total market value
$584,270
Applied tax rate
460,300.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
6,752 SF
Lot
0.81 ac (35,284 SF)
Zoning code
05 - COMMERCIAL
APN
464289 316.08-01-027.000
UPID
US63-3886792
Jurisdiction
STEUBEN
Zoning & alternative use
05 - COMMERCIAL · Painted Post, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Painted Post, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.81 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Painted Post, NY
Recorded code
05 - COMMERCIAL
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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