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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Retail space
4 Lamoka Ave, Savona, NY 14879
Individually Owned
8-yr Hold
Free & Clear
Property ID
US63-4519413
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
9,170 SF
Lot
1.8 ac (78,408 SF)
Zoning code
05 - COMMERCIAL
APN
462403 191.13-01-030.200
UPID
US63-4519413
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
-
Dollar General Discount Store
-
FedEx OnSite Postal Service Courier Service
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$962k
Blend (final)
Blend
$875k
Owner & transaction history
Robert Rosinek Rev. Robert Rosinek, · 8 yrs held
Robert Rosinek Rev. Robert Rosinek,
since 2017
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Savona, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$965,000
+53.5%
Auto repair, garage
$800,000
+27.0%
Commercial (general)
$745,000
+18.4%
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 Savona submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Savona 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
RETAIL STORES
$630,000
Current use
RESTAURANT
$965,000
Change: +53% · Conversion: Easy
AUTO REPAIR, GARAGE
$800,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$745,000
Change: +18% · Conversion: Easy
OFFICE BUILDING
$670,000
Change: +6% · Conversion: Easy
MEDICAL BUILDING
$655,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$95 / 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
$1,450,000
Assessed 2023
Previous assessed
$1,550,000
-6.5% YoY
Assessed land
$58,000
Assessed improvement
$1,392,000
Land market value
$58,000
Improvement market value
$1,392,000
Total market value
$1,450,000
Applied tax rate
463,002.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2015
Heating
NONE
Buildings
1
Stories
1
Total area
9,170 SF
Lot
1.8 ac (78,408 SF)
Zoning code
05 - COMMERCIAL
APN
462403 191.13-01-030.200
UPID
US63-4519413
Jurisdiction
STEUBEN
Zoning & alternative use
05 - COMMERCIAL · Savona, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Savona, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Savona. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$630,000
RESTAURANT
Est. value
$965,000
AUTO REPAIR, GARAGE
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$745,000
OFFICE BUILDING
Est. value
$670,000
MEDICAL BUILDING
Est. value
$655,000
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
2015
Heating
NONE
Stories
1
Buildings
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Robert Rosinek Rev. Robert Rosinek,
Individual
Free & Clear · 8 yrs held
Mailing address
77 PARK AVE2E, NEW YORK, NY 10016-2556
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2017
$1,550,000
Robert Rosinek Rev. Robert Rosinek,
Midwest Xx LLC
Deed
—
Jan 12, 2015
$340,000
Midwest Xx, LLC
Saint Michael Gh, INC.
Deed
—
Aug 29, 2014
$207,500
Saint Michael Gh, INC.
William H Andersen JR
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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