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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Turn key restaurants
2930 State Rte 7th 7 Howes Cave, NY 12092
Entity Owned
15-yr Hold
Free & Clear
Property ID
US63-3902262
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1952
Total area
8,738 SF
Lot
7.87 ac (342,817 SF)
Zoning code
B2
APN
432689 70.-1-2.1
UPID
US63-3902262
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
$815k
Owner & transaction history
2938 State Route 7 Realty · 15 yrs held
2938 State Route 7 Realty
since 2011
2 recorded transactions
Zoning & alternative use
B2 · Howes Cave, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$960,000
+9.0%
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 Howes Cave submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Howes Cave 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
$880,000
Current use
OFFICE BUILDING
$960,000
Change: +9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$785,000
Change: -11% · Conversion: Easy
AUTO REPAIR, GARAGE
$725,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$93 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$29,853
Tax year 2020
Assessed value
$675,000
Assessed 2023
Previous assessed
$675,000
+0.0% YoY
Effective rate
4.42%
On assessed value
Assessed land
$26,300
Assessed improvement
$648,700
Land market value
$46,140
Improvement market value
$1,138,071
Total market value
$1,184,211
Applied tax rate
432,602.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1952
Heating
HOT WATER
Cooling
PARTIAL
Buildings
2
Stories
1
Bathrooms
4
Total area
8,738 SF
Lot
7.87 ac (342,817 SF)
Zoning code
B2
APN
432689 70.-1-2.1
UPID
US63-3902262
Jurisdiction
SCHOHARIE
Zoning & alternative use
B2 · Howes Cave, NY
Zoning B2 · permitted uses
B2 · Howes Cave, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Howes Cave. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$880,000
OFFICE BUILDING
Est. value
$960,000
COMMERCIAL (GENERAL)
Est. value
$785,000
AUTO REPAIR, GARAGE
Est. value
$725,000
RESTAURANT Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1952
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
4
Lot
7.87 ac
Current owner
From public records · entity-resolved
2938 State Route 7 Realty
Entity
Free & Clear · 15 yrs held
Mailing address
2545 STATE RTE 145, MIDDLEBURGH, NY 12122-5105
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2011
—
2938 State Route 7 Realty
Bpw LLC
Deed
—
Apr 5, 2011
$290,000
2938 State RT 7 LLC
Bpw 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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