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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Turn key restaurants
3950 State Rte 12 Lyons Falls, NY 13368-1932
Entity Owned
Absentee Owner
Free & Clear
Property ID
US63-3905995
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2005
Total area
24,000 SF
Lot
6.4 ac (278,784 SF)
Zoning code
01 - NOT ZONED
APN
235403 322.18-01-18.100
UPID
US63-3905995
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
by Request
Blend (final)
Blend
$1.13M
Owner & transaction history
SAND BOX DEVELOPMENT CORP
SAND BOX DEVELOPMENT CORP
Zoning & alternative use
01 - NOT ZONED · Lyons Falls, 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 Lyons Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lyons Falls 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
$47 / 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
$884,000
Assessed 2023
Previous assessed
$884,000
+0.0% YoY
Assessed land
$26,600
Assessed improvement
$857,400
Land market value
$34,773
Improvement market value
$1,120,827
Total market value
$1,155,600
Applied tax rate
234,001.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2005
Heating
NONE
Buildings
1
Stories
1
Total area
24,000 SF
Lot
6.4 ac (278,784 SF)
Zoning code
01 - NOT ZONED
APN
235403 322.18-01-18.100
UPID
US63-3905995
Jurisdiction
LEWIS
Zoning & alternative use
01 - NOT ZONED · Lyons Falls, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Lyons Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lyons Falls. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2005
Heating
NONE
Stories
1
Buildings
1
Lot
6.4 ac
Current owner
From public records · entity-resolved
SAND BOX DEVELOPMENT CORP
Entity
Free & Clear · 0 yrs held
Mailing address
3508 MARMON RD, PORT LEYDEN, NY 13433-2119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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