Individually Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1832
Total area
2,850 SF
Lot
20.3 ac (884,268 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
343289 76.-2-11
UPID
US63-1686810
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
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$255k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$255k
Owner & transaction history
since 2020
3 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Holley, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 20 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$255k
Value range
$230k – $281k
±10% around blend
Estimated value / SF
$89 / SF
Confidence
High
20 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$230k
blend $255k
$281k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,850 SF
Lot area
20.3 ac
Year built
1832
Stories
2
APN
343289 76.-2-11
Zoning
02 - SINGLE RESIDENCE
Assessed value
$150,900
Annual tax
$5,141
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$189k
Weighted, 20 comps · high confidence
Evidence
20 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.1 mi away · 2,724 SF
12.4 mi away · 2,396 SF
14.3 mi away · 2,405 SF
18.5 mi away · 2,201 SF
19.0 mi away · 3,686 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$255k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 38 sales
$30
+196%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $89/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 20 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$151k
Move the market yield to see immediate price impact.
Value / SF
$53
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%
$10k
$190k
$136k
$106k
$11k
$211k
$151k
$117k
$12k
$232k
$166k
$129k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
20 found
High confidence · county-verified
Closest comparable
$135k
1.5 mi · Dec 2025 · $43/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$5,141
Tax year 2020
Assessed value
$150,900
Assessed 2023
Previous assessed
$150,900
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$28,300
Assessed improvement
$122,600
Land market value
$36,289
Improvement market value
$157,211
Total market value
$193,500
Applied tax rate
343,204.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1832
Heating
HOT WATER
Buildings
2
Stories
2
Rooms
12
Bathrooms
1
Total area
2,850 SF
Lot
20.3 ac (884,268 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
343289 76.-2-11
UPID
US63-1686810
Jurisdiction
ORLEANS
Zoning & alternative use
02 - SINGLE RESIDENCE · Holley, NYZoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Holley, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1832
Heating
HOT WATER
Stories
2
Buildings
2
Rooms
12
Bathrooms
1
Lot
20.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
02 - SINGLE RESIDENCE
Jurisdiction
Holley, NY
Recorded code
02 - SINGLE RESIDENCE
Ownership Intelligence
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Ownership report
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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