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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Automotive properties
3165 State Rte 246 Perry, NY 14530-9706
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-1131760
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1975
Total area
14,550 SF
Lot
4 ac (174,240 SF)
Zoning code
05 - COMMERCIAL
APN
564289 88.-1-29
UPID
US63-1131760
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$825k
Owner & transaction history
Farm Place LLC · 5 yrs held
Farm Place LLC
since 2021
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Perry, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+24.4%
Restaurant
$1.2M
+19.3%
Commercial (general)
$1.1M
+16.3%
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 Perry submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Perry 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
AUTO REPAIR, GARAGE
$970,000
Current use
RETAIL STORES
$1,210,000
Change: +24% · Conversion: Difficult
RESTAURANT
$1,160,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,130,000
Change: +16% · Conversion: Moderate
OFFICE BUILDING
$1,090,000
Change: +12% · Conversion: Difficult
WAREHOUSE, STORAGE
$950,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$825k
Range $743k – $908k · ±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
$57 / 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
$798,000
Assessed 2023
Previous assessed
$798,000
+0.0% YoY
Assessed land
$48,200
Assessed improvement
$749,800
Land market value
$56,704
Improvement market value
$882,096
Total market value
$938,800
Applied tax rate
564,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1975
Heating
NONE
Cooling
PARTIAL
Buildings
3
Stories
1
Total area
14,550 SF
Lot
4 ac (174,240 SF)
Zoning code
05 - COMMERCIAL
APN
564289 88.-1-29
UPID
US63-1131760
Jurisdiction
WYOMING
Zoning & alternative use
05 - COMMERCIAL · Perry, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Perry, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$970,000
RETAIL STORES
Est. value
$1.2M
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$950,000
AUTO REPAIR, GARAGE Current
RETAIL STORES
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1975
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
4 ac
Current owner
From public records · entity-resolved
Farm Place LLC
Entity
Free & Clear · 5 yrs held
Mailing address
3165 STATE RTE 246, PERRY, NY 14530-9706
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Jul 1, 2021
$20,000
Farm Place LLC
True Farms INC
Warranty Deed
—
Nov 25, 2019
$760,500
Farm Place LLC
Eg & JR Miller LLC
Warranty Deed
$608,400 · Eg & JR Miller LLC
Nov 25, 2019
—
Eg & JR Miller LLC
Wyoming Cnty Indl Dev Agcy
Quit Claim Deed
related
—
Jan 27, 2012
—
Eg & JR Miller LLC
Dadd Nelson & Wilkinson
Warranty Deed
related
—
Aug 17, 2009
—
Eg & JR Miller LLC
Wyoming County Industrial Dev
Grant 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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