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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Investment properties
35 Fennell St Skaneateles, NY 13152-1185
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-0144961
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Total area
6,761 SF
Lot
0.57 ac (24,829 SF)
Zoning code
D
APN
315001 006.-04-15.0
UPID
US63-0144961
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
-
The Cake Shop CNY Bakery Specialty Food Shop
-
Tonya's Hair Salon Hair Salon Nail Salon
-
Art Camp Theater & Performing Art Venue
-
Vernacular Architectural Design, PLLC Architect
-
Keena Healthcare Technology Information Services
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$516k
Blend (final)
Blend
$595k
Owner & transaction history
35 FENNELL ST VENTURES, LLC
35 FENNELL ST VENTURES, LLC
Zoning & alternative use
D · Skaneateles, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$725,000
+17.3%
Office building
$715,000
+16.2%
Auto repair, garage
$695,000
+12.9%
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 Skaneateles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Skaneateles 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
COMMERCIAL (GENERAL)
$615,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$725,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$715,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$695,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$88 / 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
$700,000
Assessed 2023
Previous assessed
$700,000
+0.0% YoY
Assessed land
$137,600
Assessed improvement
$562,400
Land market value
$218,413
Improvement market value
$892,698
Total market value
$1,111,111
Applied tax rate
315,001.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1880
Heating
STEAM
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
6,761 SF
Lot
0.57 ac (24,829 SF)
Zoning code
D
APN
315001 006.-04-15.0
UPID
US63-0144961
Jurisdiction
ONONDAGA
Zoning & alternative use
D · Skaneateles, NY
Zoning D · permitted uses
D · Skaneateles, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Skaneateles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$615,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$725,000
OFFICE BUILDING
Est. value
$715,000
AUTO REPAIR, GARAGE
Est. value
$695,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1880
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
35 FENNELL ST VENTURES, LLC
Entity
Free & Clear · 0 yrs held
Mailing address
61 FENNELL ST, SKANEATELES, NY 13152-1119
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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