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Property profile & analytics
OFF-MARKET
Estimated value
$8,200,000
Investment properties
349 Warren St 53, Syracuse, NY 13202-2007
Entity Owned
Free & Clear
Property ID
US63-2956162
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1927
Total area
76,036 SF
Lot
0.27 ac (11,880 SF)
Zoning code
13
APN
311500 102.-01-10.1
UPID
US63-2956162
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
-
Pavone's Pizza - Syracuse, NY Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.50M
Comparable Approach
Comparable
$8.78M
Blend (final)
Blend
$8.20M
Owner & transaction history
COMMONSPACE WARREN, LLC
COMMONSPACE WARREN, LLC
Zoning & alternative use
13 · Syracuse, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$8.1M
+40.4%
Office building
$7.5M
+30.1%
Restaurant
$7.4M
+27.8%
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 Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Syracuse 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%
$11,365,000
6.5%
$10,495,000
7%
$9,745,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,795,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$8,140,000
Change: +40% · Conversion: Difficult
OFFICE BUILDING
$7,540,000
Change: +30% · Conversion: Easy
RESTAURANT
$7,405,000
Change: +28% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,780,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$8.20M
Range $7.38M – $9.02M · ±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
$108 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$5,630,000
Assessed 2023
Previous assessed
$5,630,000
+0.0% YoY
Assessed land
$390,000
Assessed improvement
$5,240,000
Land market value
$604,651
Improvement market value
$8,124,031
Total market value
$8,728,682
Applied tax rate
311,500.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1927
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
8
Total area
76,036 SF
Lot
0.27 ac (11,880 SF)
Zoning code
13
APN
311500 102.-01-10.1
UPID
US63-2956162
Jurisdiction
ONONDAGA
Zoning & alternative use
13 · Syracuse, NY
Zoning 13 · permitted uses
13 · Syracuse, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Syracuse. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.1M
OFFICE BUILDING
Est. value
$7.5M
RESTAURANT
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$5.8M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RESTAURANT
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
1927
Heating
NONE
Cooling
Yes
Stories
8
Buildings
2
Lot
0.27 ac
Current owner
From public records · entity-resolved
COMMONSPACE WARREN, LLC
Entity
Free & Clear · 0 yrs held
Mailing address
201 E JEFFERSON ST STE #200, SYRACUSE, NY 13202-2646
Mailing matches property
Yes
Owner-occupied
Yes
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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