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Property profile & analytics
OFF-MARKET
Estimated value
$1,930,000
Retail space
301 State Rte 104 Oswego, NY 13126-2911
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-6232088
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Total area
23,234 SF
Lot
2.71 ac (118,048 SF)
Zoning code
CB
APN
351200 128.44-01-04
UPID
US63-6232088
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
$1.75M
Blend (final)
Blend
$1.93M
Owner & transaction history
City Of Oswego · 15 yrs held
City Of Oswego
since 2011
6 recorded transactions
Zoning & alternative use
CB · Oswego, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
2) District. § 280-14 Suburban Residential (SR) District. § 280-15 Urban Residential (UR) District. § 280-16 Traditional Downtown (TD) District. § 280-17 Traditional Business (TB) District. § 280-18 Commercial Business (CB) District. § 280-19 Waterfront (WA) District. § 280-20 Maritime Heritage (MH) District. § 280-21 Industrial (IN) District. § 280-22 Plann…
Zone name
Commercial Business
General category
COMMERCIAL
Zone area
444.84 ac
Top alternative use upside
Restaurant
$2.7M
+103.3%
Commercial (general)
$2.3M
+73.5%
Office building
$1.6M
+23.5%
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 Oswego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oswego 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
RETAIL STORES
$1,315,000
Current use
RESTAURANT
$2,675,000
Change: +103% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,280,000
Change: +74% · Conversion: Easy
OFFICE BUILDING
$1,625,000
Change: +23% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,565,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,410,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$1.93M
Range $1.74M – $2.12M · ±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
$83 / 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
$1,900,000
Assessed 2023
Previous assessed
$1,900,000
+0.0% YoY
Assessed land
$872,000
Assessed improvement
$1,028,000
Land market value
$1,050,603
Improvement market value
$1,238,554
Total market value
$2,289,157
Applied tax rate
351,200.0000
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
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
23,234 SF
Lot
2.71 ac (118,048 SF)
Zoning code
CB
APN
351200 128.44-01-04
UPID
US63-6232088
Jurisdiction
OSWEGO
Zoning & alternative use
CB · Oswego, NYZoning CB · permitted uses
CB · Oswego, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
2) District. § 280-14 Suburban Residential (SR) District. § 280-15 Urban Residential (UR) District. § 280-16 Traditional Downtown (TD) District. § 280-17 Traditional Business (TB) District. § 280-18 Commercial Business (CB) District. § 280-19 Waterfront (WA) District. § 280-20 Maritime Heritage (MH) District. § 280-21 Industrial (IN) District. § 280-22 Planned Development (PD) District. Article IV AO-IN Adult Overlay of the Industrial Dis
Zone name
Commercial Business
General category
COMMERCIAL
Zone area
444.84 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.4M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.71 ac
Current owner
From public records · entity-resolved
City Of Oswego
Entity
Free & Clear · 15 yrs held
Mailing address
1000 HYLAN DR, ROCHESTER, NY 14623-4218
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2016
—
Oswego Bound LLC
—
Deed
related
$2,000,000 · Bank Of America
Mar 25, 2011
—
City Of Oswego
Oswego Bond LLC
Quit Claim Deed
related
—
Aug 25, 2009
$2,760,000
Oswego Bound LLC
Cedar-oswego LLC
Grant Deed
—
Apr 29, 2005
$3,411,103
Cedar-oswego LLC
301 Oswego Company LLC
Warranty Deed
—
Sep 29, 2004
$16,154
301 Oswego Company LLC
City Of Oswego
Warranty Deed
—
—
—
Oswego Bound LLC
—
Deed Of Trust
related
$2,000,000 · Bank Of America
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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