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Property profile & analytics
OFF-MARKET
Estimated value
$9,020,000
Community centers
3856 State Rte 31, Liverpool, NY 13090-1310
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-1998345
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2008
Total area
137,933 SF
Lot
14.88 ac (648,173 SF)
Zoning code
4
APN
312489 053.-01-21.1
UPID
US63-1998345
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
$11.51M
CAP Approach
CAP
$6.59M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.02M
Owner & transaction history
Agree LP · 6 yrs held
Agree LP
since 2020
Last sale
$8.4M
4 recorded transactions
Zoning & alternative use
4 · Liverpool, 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 Liverpool submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Liverpool 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
$10,200,000
ML approach
$11,510,000
CAP Approach
CAP Return
Estimation
6%
$7,135,000
6.5%
$6,585,000
7%
$6,115,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$14,765,000
Current use
OFFICE BUILDING
$14,630,000
Change: -1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$14,200,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$9.02M
Range $8.12M – $9.92M · ±10% · vs last sale $8.40M (Jan 9 2020)
Last sale anchor
$8.40M
Jan 9 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
$65 / 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
$337,619
Assessed 2023
Previous assessed
$399,280
-15.4% YoY
Assessed land
$25,000
Assessed improvement
$312,619
Land market value
$838,926
Improvement market value
$10,490,571
Total market value
$11,329,497
Applied tax rate
314,801.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2008
Heating
STEAM
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
137,933 SF
Lot
14.88 ac (648,173 SF)
Zoning code
4
APN
312489 053.-01-21.1
UPID
US63-1998345
Jurisdiction
ONONDAGA
Zoning & alternative use
4 · Liverpool, NY
Zoning 4 · permitted uses
4 · Liverpool, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Liverpool. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$14.8M
OFFICE BUILDING
Est. value
$14.6M
AUTO REPAIR, GARAGE
Est. value
$14.2M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2008
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Lot
14.88 ac
Current owner
From public records · entity-resolved
Agree LP
Entity
Free & Clear · 6 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jan 9, 2020
$5,062,017
Agree LP
Wdg Syracuse LLC
Deed
—
Jun 4, 2019
$11,947,500
Wdg Syracuse LLC
Clay South Development Co
Deed
—
Jun 4, 2019
—
Wdg Syracuse LLC
Clay South Development Co
Quit Claim Deed
related
—
Jul 31, 2008
—
Clay South Development Co
Clay South Development Co
Deed
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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