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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Commercial real estate
35 Utica St, Clinton, NY 13323-1524
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2391482
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1940
Total area
1,700 SF
Lot
0.28 ac (12,400 SF)
Zoning code
05 - COMMERCIAL
APN
304001 337.015-1-31
UPID
US63-2391482
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
-
Dunkin' Cafe & Coffee Shop
-
ATM Dunkin Donuts - 35 Utica Atm Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Crt Clx LLC · 3 yrs held
Crt Clx LLC
since 2022
Last sale
$1.0M
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Clinton, 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 Clinton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clinton 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
$1,315,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.00M (Nov 15 2022)
Last sale anchor
$1.00M
Nov 15 2022
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
$647 / 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
$274,000
Assessed 2023
Previous assessed
$274,000
+0.0% YoY
Assessed land
$16,100
Assessed improvement
$257,900
Land market value
$37,442
Improvement market value
$599,767
Total market value
$637,209
Applied tax rate
304,001.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1940
Heating
NONE
Buildings
1
Stories
1
Total area
1,700 SF
Lot
0.28 ac (12,400 SF)
Zoning code
05 - COMMERCIAL
APN
304001 337.015-1-31
UPID
US63-2391482
Jurisdiction
ONEIDA
Zoning & alternative use
05 - COMMERCIAL · Clinton, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Clinton, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clinton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Heating
NONE
Stories
1
Buildings
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Crt Clx LLC
Entity
Mailing address
280 MERRIMACK ST, METHUEN, MA 01844-6422
Ownership since
2022
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
Nov 15, 2022
$1,003,607
Crt Clx LLC
Rcjf Properties INC
Deed
$802,886 · Eastern Bank
Nov 2, 2016
—
Rcjf Hamilton Properties INC
—
Deed
related
$3,171,000 · Northern Bk
Mar 30, 2005
$650,000
Rcjf Properties INC
Mid Valley Oil Co INC
Warranty Deed
—
—
—
Rcjf Hamilton Properties INC
—
Loan Modification, Consolidation And Extension
related
$3,171,000 · Northern Bk
—
—
Rcjf Hamilton Properties INC
—
Deed Of Trust
related
$226,500 · Northern Bk
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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