Entity Owned 
For Sale
1 / 13
$550,000
3165 Lake Rd, Horseheads, NY 14845
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Property summary
AI-generated overview
In Horseheads, New York, the property consists of a 11,239-square-foot building on a lot of just under half an acre. It has a convenience store retail area with an open layout, large display windows, and space for indoor seating, designed to accommodate a range of retail or food-service uses. The building has updated HVAC and electrical systems, a security system, and a fully updated POS system (point-of-sale). The food-prep area includes a kitchen that was newly renovated and refrigeration support that includes more than 20 coolers plus an oversized walk-in cooler. An on-site loading dock provides access to two levels of warehouse space suitable for inventory storage. Parking is provided on-site, and the property includes potential for division to support multiple occupants. The site also contains a 1,300-square-foot house with three bedrooms, one bathroom, and a two-car garage, which can function as rental housing or owner-occupied accommodation.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1972
Total area
11,239 SF
Lot
0.4 ac (17,424 SF)
Zoning code
TH04
APN
073489 69.10-4-2
UPID
US63-0323680
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
-
Department Store Grocery & Convenience Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$474k
Blend (final)
Blend
$700k
Owner & transaction history
since 2024
Last sale
$700,000
3 recorded transactions
Zoning & alternative use
TH04 · Horseheads, NY
Top alternative use upside
Office building
$900,000
+4.6%
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.
Full NOI build-up · 6 steps
3 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
$700k
Value range
$630k – $770k
±10% around blend
Estimated value / SF
$62 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$630k
blend $700k
$770k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,239 SF
Lot area
0.4 ac
Year built
1972
Stories
1
APN
073489 69.10-4-2
Zoning
TH04
Assessed value
$362,200
Annual tax
$4,060
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
Property tax
$4,060
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$474k
Range $474k – $1.19M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$700k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 34 sales
$77
-19%
Submarket 34 sales
$77
-19%
County 139 sales
$52
+19%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $62/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+5%
vs current-use indication
Commercial (general) · current use
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
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.
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
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$1.10M
Move the market yield to see immediate price impact.
Value / SF
$98
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%
$69k
$1.38M
$989k
$769k
$77k
$1.54M
$1.10M
$855k
$85k
$1.69M
$1.21M
$940k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$4,060
Tax year 2020
Assessed value
$362,200
Assessed 2023
Previous assessed
$362,200
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$84,000
Assessed improvement
$278,200
Land market value
$84,849
Improvement market value
$281,010
Total market value
$365,859
Applied tax rate
73,402.0000
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
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1972
Heating
NONE
Stories
1
Total area
11,239 SF
Lot
0.4 ac (17,424 SF)
Zoning code
TH04
APN
073489 69.10-4-2
UPID
US63-0323680
Jurisdiction
CHEMUNG
Zoning & alternative use
TH04 · Horseheads, NYZoning TH04 · permitted uses
TH04 · Horseheads, 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
1972
Heating
NONE
Stories
1
Lot
0.4 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TH04
Jurisdiction
Horseheads, NY
Recorded code
TH04
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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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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