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Property profile & analytics
FOR SALE
Investment properties
379 S Main St, Geneva, NY 14456
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-5859092
For Sale
1 / 49
$769,000
379 S Main St, Geneva, NY 14456
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1830
Total area
3,036 SF
Lot
0.09 ac (3,960 SF)
Zoning code
MR-HD
APN
320500 104.50-2-35
UPID
US63-5859092
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
-
Best Willard C Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Armstong Cabin LLC · 2 yrs held
Armstong Cabin LLC
since 2023
7 recorded transactions
Zoning & alternative use
MR-HD · Geneva, 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 Geneva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Geneva 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$131,000
Assessed 2023
Previous assessed
$131,000
+0.0% YoY
Assessed land
$8,900
Assessed improvement
$122,100
Land market value
$11,410
Improvement market value
$156,539
Total market value
$167,949
Applied tax rate
320,500.0000
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
For Sale
Year built
1830
Heating
NONE
Stories
2
Total area
3,036 SF
Lot
0.09 ac (3,960 SF)
Zoning code
MR-HD
APN
320500 104.50-2-35
UPID
US63-5859092
Jurisdiction
ONTARIO
Zoning & alternative use
MR-HD · Geneva, NY
Zoning MR-HD · permitted uses
MR-HD · Geneva, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Geneva. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1830
Heating
NONE
Stories
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Armstong Cabin LLC
Entity
Free & Clear · 2 yrs held
Mailing address
3968 ABBOTT DR, GENEVA, NY 14456-9266
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2023
—
Armstrong Cabin LLC
—
Deed
related
$290,000 · Lyons Savings Bank
Oct 11, 2023
—
Armstong Cabin LLC
Daniel W Maher
Correction Deed
related
—
Aug 25, 2023
$415,000
Armstrong Log Cabin LLC
Jane B Maher
Warranty Deed
—
Dec 19, 2019
—
Jane B Maher
Daniel W Maher
Warranty Deed
related
—
Jun 11, 2012
—
Daniel W Maher
Joyce A Maher
Intrafamily Transfer
related
—
Jun 28, 2010
$100,520
Joyce A Maher
Sharon P Best
Deed
—
Mar 14, 2006
—
Sharon P Best
Willard C Best
Intrafamily Transfer
related
—
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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