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Property profile & analytics
OFF-MARKET
Estimated value
$2,295,000
Retail space
2964 Belgium Rd, Baldwinsville, NY 13027-2788
Entity Owned
11-yr Hold
Free & Clear
Property ID
US63-2123122
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Total area
23,400 SF
Lot
13.05 ac (568,458 SF)
Zoning code
PUD
APN
313689 073.-01-04.1
UPID
US63-2123122
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
$1.97M
Blend (final)
Blend
$2.30M
Owner & transaction history
Farmington Lawn Care,inc. · 11 yrs held
Farmington Lawn Care,inc.
since 2014
2 recorded transactions
Zoning & alternative use
PUD · Baldwinsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+112.1%
Medical building
$2.4M
+107.5%
Office building
$2.3M
+103.8%
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 Baldwinsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baldwinsville 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
COMMERCIAL (GENERAL)
$2,430,000
Change: +112% · Conversion: Easy
MEDICAL BUILDING
$2,375,000
Change: +107% · Conversion: Difficult
OFFICE BUILDING
$2,330,000
Change: +104% · Conversion: Easy
RESTAURANT
$2,325,000
Change: +103% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,570,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$2.30M
Range $2.07M – $2.52M · ±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
$98 / 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
$2,250,000
Assessed 2023
Previous assessed
$2,250,000
+0.0% YoY
Assessed land
$260,000
Assessed improvement
$1,990,000
Land market value
$288,889
Improvement market value
$2,211,111
Total market value
$2,500,000
Applied tax rate
313,601.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2016
Heating
STEAM
Cooling
CENTRAL
Buildings
1
Stories
1
Bathrooms
1
Total area
23,400 SF
Lot
13.05 ac (568,458 SF)
Zoning code
PUD
APN
313689 073.-01-04.1
UPID
US63-2123122
Jurisdiction
ONONDAGA
Zoning & alternative use
PUD · Baldwinsville, NY
Zoning PUD · permitted uses
PUD · Baldwinsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baldwinsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
RESTAURANT
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
2016
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
1
Lot
13.05 ac
Current owner
From public records · entity-resolved
Farmington Lawn Care,inc.
Entity
Free & Clear · 11 yrs held
Mailing address
6290 STATE RTE 96, VICTOR, NY 14564-1406
Ownership since
2014
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
Oct 10, 2014
$430,000
Farmington Lawn Care,inc.
Gary Bell
Deed
—
Oct 10, 2014
—
Gary Bell
Lysander Developers,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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