Entity Owned 
For Lease
$6 SF/Yr
305 Locust St East, Rome, NY 13440
View Listing →
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1971
Total area
7,400 SF
Lot
1.34 ac (58,370 SF)
Zoning code
R-1-8
APN
301301 223.020-0005-066
UPID
US63-1811509
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Geriatric Care Provider Nursing Home
-
Adult Day Care
-
Medical Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$365k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$652k
Blend (final)
Blend
$365k
Owner & transaction history
Zoning & alternative use
R-1-8 · Rome, NY
Zoning description
R-1-8 single-family residential district. The R-1-8 single-family residential district is intended to provide for a neighborhood environment of single-family detached and attached dwellings. Limited non-residential uses…
General category
RESIDENTIAL
Top alternative use upside
Auto repair, garage
$735,000
+62.7%
Commercial (general)
$570,000
+26.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$365k
Value range
$329k – $402k
±10% around blend
Estimated value / SF
$49 / SF
Confidence
Property data
88
Comparable evidence
60
Income certainty
100
$329k
blend $365k
$402k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,400 SF
Lot area
1.34 ac
Year built
1971
Stories
1
APN
301301 223.020-0005-066
Zoning
R-1-8
Assessed value
$551,600
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$652k
Range $328k – $652k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$365k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+63%
vs current-use indication
Commercial (general)
Clubs, Lodges, Professional Associations · current use
Retail Stores
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.84M
Move the market yield to see immediate price impact.
Value / SF
$249
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$116k
$2.32M
$1.66M
$1.29M
$129k
$2.58M
$1.84M
$1.43M
$142k
$2.83M
$2.02M
$1.57M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$551,600
Assessed 2023
Previous assessed
$551,600
+0.0% YoY
Assessed land
$22,300
Assessed improvement
$529,300
Land market value
$49,141
Improvement market value
$1,166,372
Total market value
$1,215,513
Applied tax rate
301,300.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
For Lease
Year built
1971
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
7,400 SF
Lot
1.34 ac (58,370 SF)
Zoning code
R-1-8
APN
301301 223.020-0005-066
UPID
US63-1811509
Jurisdiction
ONEIDA
Zoning & alternative use
R-1-8 · Rome, NYZoning R-1-8 · permitted uses
R-1-8 · Rome, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
R-1-8 single-family residential district. The R-1-8 single-family residential district is intended to provide for a neighborhood environment of single-family detached and attached dwellings. Limited non-residential uses…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1971
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.34 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-1-8
RESIDENTIAL
Jurisdiction
Rome, NY
Recorded code
R-1-8
Official district
R-1-8
Official district profile
What the municipal code says about R-1-8
Zoning description
R-1-8 single-family residential district. The R-1-8 single-family residential district is intended to provide for a neighborhood environment of single-family detached and attached dwellings. Limited non-residential uses…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-1-8 in Rome, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
