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Property profile & analytics
OFF-MARKET
Estimated value
$4,235,000
Grocery and convenience stores
3830 State Rte 13 Pulaski, NY 13142-2401
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-0407184
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2002
Total area
54,602 SF
Lot
7.29 ac (317,552 SF)
APN
355001 059.20-02-17.02
UPID
US63-0407184
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.24M
Owner & transaction history
Pultops LLC · 5 yrs held
Pultops LLC
since 2020
Last sale
$3.9M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+102.3%
Commercial (general)
$5.4M
+74.5%
Office building
$4.8M
+53.8%
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 Pulaski submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pulaski 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
$4,450,000
ML approach
$4,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,090,000
Current use
RESTAURANT
$6,250,000
Change: +102% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,390,000
Change: +74% · Conversion: Easy
OFFICE BUILDING
$4,750,000
Change: +54% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,185,000
Change: +35% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,190,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$4.24M
Range $3.81M – $4.66M · ±10% · vs last sale $3.88M (Oct 6 2020)
Last sale anchor
$3.88M
Oct 6 2020
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
$78 / 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
$2,180,000
Assessed 2023
Previous assessed
$2,180,000
+0.0% YoY
Assessed land
$243,900
Assessed improvement
$1,936,100
Land market value
$393,387
Improvement market value
$3,122,742
Total market value
$3,516,129
Applied tax rate
355,001.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
54,602 SF
Lot
7.29 ac (317,552 SF)
APN
355001 059.20-02-17.02
UPID
US63-0407184
Jurisdiction
OSWEGO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.1M
RESTAURANT
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.4M
OFFICE BUILDING
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.2M
WAREHOUSE, STORAGE
Est. value
$3.2M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2002
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
7.29 ac
Current owner
From public records · entity-resolved
Pultops LLC
Entity
Free & Clear · 5 yrs held
Mailing address
550 LATONA RD STE #501, ROCHESTER, NY 14626-2700
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2020
$3,883,185
Pultops LLC
Pulaski Center LLC
Grant Deed
—
Jun 12, 2017
—
Pulaski Center I LLC
Bathcanpul LLC
Warranty Deed
—
Mar 18, 2014
$4,524,900
Bathcanpul LLC
Tops Pt LLC
Grant Deed
$10,200,000 · Sefcu
Feb 18, 2010
$1,008,000
Tops Pt LLC
Penn Traffic Co
Grant Deed
—
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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