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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Retail space
391 State Rte 414 Beaver Dams, NY 14812-9114
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-1312762
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
9,100 SF
Lot
4 ac (174,240 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
072600 16.00-1-82
UPID
US63-1312762
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$589k
Blend (final)
Blend
$655k
Owner & transaction history
Taback Soledad Properties · 6 yrs held
Taback Soledad Properties
since 2019
4 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Beaver Dams, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$840,000
+136.6%
Restaurant
$775,000
+118.0%
Auto repair, garage
$730,000
+105.2%
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 Beaver Dams submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaver Dams 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$840,000
Change: +137% · Conversion: Easy
RESTAURANT
$775,000
Change: +118% · Conversion: Easy
AUTO REPAIR, GARAGE
$730,000
Change: +105% · Conversion: Difficult
OFFICE BUILDING
$635,000
Change: +79% · Conversion: Easy
MEDICAL BUILDING
$490,000
Change: +38% · Conversion: Difficult
WAREHOUSE, STORAGE
$415,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±10%
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
$72 / 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 2020Property tax & assessments
Tax year 2020
Assessed value
$1,400,000
Assessed 2023
Previous assessed
$901,500
+55.3% YoY
Assessed land
$92,600
Assessed improvement
$1,307,400
Land market value
$92,600
Improvement market value
$1,307,400
Total market value
$1,400,000
Applied tax rate
460,300.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2019
Heating
STEAM
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
9,100 SF
Lot
4 ac (174,240 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
072600 16.00-1-82
UPID
US63-1312762
Jurisdiction
CHEMUNG
Zoning & alternative use
02 - SINGLE RESIDENCE · Beaver Dams, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Beaver Dams, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaver Dams. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$840,000
RESTAURANT
Est. value
$775,000
AUTO REPAIR, GARAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$635,000
MEDICAL BUILDING
Est. value
$490,000
WAREHOUSE, STORAGE
Est. value
$415,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
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
2019
Heating
STEAM
Cooling
Yes
Stories
1
Bathrooms
1
Lot
4 ac
Current owner
From public records · entity-resolved
Taback Soledad Properties
Entity
Mailing address
17538 GLEDHILL ST, NORTHRIDGE, CA 91325-2311
Ownership since
2019
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 8, 2019
$1,367,202
Taback Soledad Properties
Broadway Group LLC
Corporation Deed
—
Mar 6, 2019
$110,000
The Broadway Group LLC Db
Patrick H Smith
Deed
—
Mar 6, 2019
—
Broadway Group LLC
—
Deed
related
$1,032,700 · Bankcorpsouth Bank Mortgage Division
Jul 26, 2006
$25,000
Patrick H Smith
William B Allard
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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