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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Office buildings
2977 Westinghouse Rd, Horseheads, NY 14845-8120
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-5233055
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1986
Total area
9,404 SF
Lot
0.24 ac (10,659 SF)
Zoning code
VH10
APN
073401 48.16-1-1.51
UPID
US63-5233055
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
-
AMS - Neurology, Westinghouse Road Medical Group Neurologist
-
Adler-Gribble Sherrie A FNP-C Physician Medical Clinic
-
Ms. Julie Luckman Physician
-
Mitchell, Thomas R., M.D. Pediatrician Physician
-
Fears, Rebecca , FNP-C Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$472k
Blend (final)
Blend
$560k
Owner & transaction history
Ajd Properties Of Horsehe · 3 yrs held
Ajd Properties Of Horsehe
since 2022
Last sale
$560,000
3 recorded transactions
Zoning & alternative use
VH10 · Horseheads, 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 Horseheads submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horseheads 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
$625,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$755,000
Current use
COMMERCIAL (GENERAL)
$720,000
Change: -4% · Conversion: Easy
RESTAURANT
$605,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $560k (Jun 15 2020)
Last sale anchor
$560k
Jun 15 2020
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
$60 / 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
$7,350
Tax year 2020
Assessed value
$539,800
Assessed 2023
Previous assessed
$539,800
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$64,000
Assessed improvement
$475,800
Land market value
$64,647
Improvement market value
$480,606
Total market value
$545,253
Applied tax rate
73,401.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1986
Cooling
CENTRAL
Stories
1
Total area
9,404 SF
Lot
0.24 ac (10,659 SF)
Zoning code
VH10
APN
073401 48.16-1-1.51
UPID
US63-5233055
Jurisdiction
CHEMUNG
Zoning & alternative use
VH10 · Horseheads, NY
Zoning VH10 · permitted uses
VH10 · Horseheads, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Horseheads. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$720,000
RESTAURANT
Est. value
$605,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1986
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Ajd Properties Of Horsehe
Entity
Free & Clear · 3 yrs held
Mailing address
2977 WESTINGHOUSE RD, HORSEHEADS, NY 14845-8120
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2022
—
Ajd Properties Of Horsehe
Arnot Ogden Medical Cente
Deed
—
Aug 4, 2022
$265,623
Ajd Properties Of Horsehe
Arnot Ogden Medical Cente
Warranty Deed
$1,080,000 · Community Bank NA
Jun 15, 2020
$560,000
Ajd Properties Of Horshds
Michael J Niedzielski
Warranty 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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