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305 Vine St, Liverpool, NY 13088
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Total area
38,974 SF
Lot
0.75 ac (32,670 SF)
Zoning code
05 - COMMERCIAL
APN
314801 004.-01-06.0
UPID
US63-6158595
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
-
Law Firm
-
Law Firm
-
Hair Salon Nail Salon
-
Foster Care Service Social Service Agency
-
Psychotherapist
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.58M
Comparable Approach
Comparable
$5.11M
Blend (final)
Blend
$4.73M
Owner & transaction history
since 2012
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Liverpool, NY
Top alternative use upside
Restaurant
$6.5M
+15.5%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.73M
Value range
$4.25M – $5.20M
±10% around blend
Estimated value / SF
$121 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$4.25M
blend $4.73M
$5.20M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
38,974 SF
Lot area
0.75 ac
Year built
1960
Stories
20
APN
314801 004.-01-06.0
Zoning
05 - COMMERCIAL
Assessed value
$2,000,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.58M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$6.05M
@ 6.5% CAP return
$5.58M
@ 7% CAP return
$5.19M
4
Sales comparison
Partial preview
Sales approach indication
$5.11M
Range $3.12M – $8.21M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.73M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 21 sales
$144
-16%
County 423 sales
$91
+33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $121/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+16%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Not available
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$2.00M
Move the market yield to see immediate price impact.
Value / SF
$51
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%
$126k
$2.52M
$1.80M
$1.40M
$140k
$2.80M
$2.00M
$1.56M
$154k
$3.08M
$2.20M
$1.71M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$2,000,000
Assessed 2023
Previous assessed
$2,000,000
+0.0% YoY
Assessed land
$286,200
Assessed improvement
$1,713,800
Land market value
$321,573
Improvement market value
$1,925,618
Total market value
$2,247,191
Applied tax rate
314,801.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
20
Total area
38,974 SF
Lot
0.75 ac (32,670 SF)
Zoning code
05 - COMMERCIAL
APN
314801 004.-01-06.0
UPID
US63-6158595
Jurisdiction
ONONDAGA
Zoning & alternative use
05 - COMMERCIAL · Liverpool, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Liverpool, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1960
Heating
NONE
Cooling
Yes
Stories
20
Buildings
1
Lot
0.75 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Liverpool, NY
Recorded code
05 - COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 05 - COMMERCIAL in Liverpool, NY.
What opens after registration
Zoning profile
2 official documentsVerified 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.
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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.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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