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Property profile & analytics
OFF-MARKET
Estimated value
$4,550,000
Grocery and convenience stores
309 Morris St, Bath, NY 14810-1060
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-2078976
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1995
Total area
53,112 SF
Lot
5.58 ac (243,065 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
462401 158.16-01-087.200
UPID
US63-2078976
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
-
Tops Pharmacy Pharmacy
-
TOPS Friendly Markets Specialty Food Shop Supermarket
-
Primo Water Refill & Exchange Big Box & Wholesale Store
-
Finger Lakes Wine & Spirits (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Tops Friendly Markets Carry Out Cafe Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.37M
Blend (final)
Blend
$4.55M
Owner & transaction history
Bethtops LLC · 4 yrs held
Bethtops LLC
since 2022
5 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Bath, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+53.5%
Commercial (general)
$4.3M
+18.7%
Medical building
$3.8M
+4.0%
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 Bath submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bath 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
$3,640,000
Current use
RESTAURANT
$5,585,000
Change: +53% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,320,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$3,785,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,775,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$4.55M
Range $4.10M – $5.01M · ±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
$86 / 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
$4,200,000
Assessed 2023
Previous assessed
$3,700,000
+13.5% YoY
Assessed land
$105,380
Assessed improvement
$4,094,620
Land market value
$105,380
Improvement market value
$4,094,620
Total market value
$4,200,000
Applied tax rate
462,402.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
53,112 SF
Lot
5.58 ac (243,065 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
462401 158.16-01-087.200
UPID
US63-2078976
Jurisdiction
STEUBEN
Zoning & alternative use
02 - SINGLE RESIDENCE · Bath, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Bath, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bath. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.6M
RESTAURANT
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.8M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1995
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.58 ac
Current owner
From public records · entity-resolved
Bethtops LLC
Entity
Free & Clear · 4 yrs held
Mailing address
550 LATONA RD STE E501, ROCHESTER, NY 14626-2727
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2024
—
Bathtops LLC
—
Deed
related
$583,000 · Corning FCU
May 17, 2022
—
Bethtops LLC
Beth Center 1 LLC
Warranty Deed
—
May 11, 2017
$4,872,436
Bath Center I LLC
Bathcanpul LLC
Deed
—
May 11, 2017
—
Bathcanpul LLC
—
Deed
related
$1,640,000 · Smd Funding LLC
Mar 10, 2014
$4,808,530
Bathcanpul LLC
Tops Markets, 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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