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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Retail space
288 Cornelia St Plattsburgh, NY 12901-2303
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-5742419
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Total area
11,631 SF
Lot
1.53 ac (66,647 SF)
Zoning code
12
APN
091300 207.17-1-15.6
UPID
US63-5742419
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
-
Kinney Homecare Equipment & Supplies Production Facility
-
Western Union Bank Credit Union
-
Kinney Drugs Pharmacy Pharmacy
-
Kinney Drugs Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$340k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$732k
Blend (final)
Blend
$535k
Owner & transaction history
Trason Cornelia LLC · 7 yrs held
Trason Cornelia LLC
since 2018
5 recorded transactions
Zoning & alternative use
12 · Plattsburgh, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$645,000
+54.7%
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 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
$340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$415,000
Current use
OFFICE BUILDING
$645,000
Change: +55% · Conversion: Easy
WAREHOUSE, STORAGE
$360,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$46 / 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
$1,650,000
Assessed 2023
Previous assessed
$1,650,000
+0.0% YoY
Assessed land
$306,000
Assessed improvement
$1,344,000
Land market value
$306,000
Improvement market value
$1,344,000
Total market value
$1,650,000
Applied tax rate
91,300.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
11,631 SF
Lot
1.53 ac (66,647 SF)
Zoning code
12
APN
091300 207.17-1-15.6
UPID
US63-5742419
Jurisdiction
CLINTON
Zoning & alternative use
12 · Plattsburgh, NY
Zoning 12 · permitted uses
12 · 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
RETAIL STORES Current
Est. value
$415,000
OFFICE BUILDING
Est. value
$645,000
WAREHOUSE, STORAGE
Est. value
$360,000
RETAIL STORES Current
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2009
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Trason Cornelia LLC
Entity
Free & Clear · 7 yrs held
Mailing address
24 MAPLE ST, MARCELLUS, NY 13108-1257
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2018
$3,282,600
Trason Cornelia LLC
Cornelia Plattsburg LLC
Grant Deed
related
—
Apr 20, 2016
$2,467,571
Cornelia Plattsburgh LLC
Cornelia Street Plaza LLC
Grant Deed
related
—
Aug 18, 2008
$700,000
3 Guys Pets LLC
Hmc Nominee Co LLC
Grant Deed
—
Aug 18, 2008
$1,300,000
Cornelia Street Plaza LLC
Hmc Nominee Co LLC
Grant Deed
related
—
Mar 31, 2006
—
Hmc Nominee Company LLC
Plattsburgh Plaza Associa
Warranty Deed
related
—
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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