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Property profile & analytics
OFF-MARKET
Estimated value
$2,585,000
Office buildings
31 Arnot Rd, Horseheads, NY 14845-8533
Entity Owned
Absentee Owner
Free & Clear
Property ID
US63-0563764
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1968
Total area
35,240 SF
Lot
3 ac (130,680 SF)
Zoning code
06 - INDUSTRIAL
APN
072400 58.01-1-63.3
UPID
US63-0563764
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
-
Guthrie Plastic Surgery: Melissa Bohac, PA-C Physician Medical Clinic
-
Georgetson Michael MD Physician
-
Michael Georgetson, MD Physician
-
Guthrie Otolaryngology: Hal Sussman, DO Physician
-
Hafiz Khan, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$2.59M
Owner & transaction history
L & S DEVELOPMENT CO
L & S DEVELOPMENT CO
Zoning & alternative use
06 - INDUSTRIAL · 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
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
OFFICE BUILDING
$2,825,000
Current use
COMMERCIAL (GENERAL)
$2,700,000
Change: -4% · Conversion: Easy
RESTAURANT
$2,270,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$2.59M
Range $2.33M – $2.84M · ±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
$73 / 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
Assessed value
$2,767,900
Assessed 2023
Previous assessed
$2,767,900
+0.0% YoY
Assessed land
$604,500
Assessed improvement
$2,163,400
Land market value
$643,085
Improvement market value
$2,301,489
Total market value
$2,944,574
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
1968
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
35,240 SF
Lot
3 ac (130,680 SF)
Zoning code
06 - INDUSTRIAL
APN
072400 58.01-1-63.3
UPID
US63-0563764
Jurisdiction
CHEMUNG
Zoning & alternative use
06 - INDUSTRIAL · Horseheads, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · 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
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.7M
RESTAURANT
Est. value
$2.3M
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
1968
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
3 ac
Current owner
From public records · entity-resolved
L & S DEVELOPMENT CO
Individual
Free & Clear · 0 yrs held
Mailing address
225 COLONIAL DR, HORSEHEADS, NY 14845-8400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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