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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Retail space
401 Poyntz Ave Manhattan, KS 66502-6004
Entity Owned
Absentee Owner
Free & Clear
Property ID
US33-0431154
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1905
Total area
13,822 SF
Lot
0.34 ac (14,810 SF)
Zoning code
C-4
APN
204-18-2-80-09-001.00-0
UPID
US33-0431154
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
-
Academy Sports + Outdoors (Bike/Boat/Book/etc) Store
-
Eugene Capocasale Pharmacy
-
Sugar by Marianne Hair Salon
-
The Vault Barbershop Barber Shop
-
Gaia Salon Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$1.33M
Owner & transaction history
SMLM PROPERTIES LLC
SMLM PROPERTIES LLC
Zoning & alternative use
C-4 · Manhattan, KS
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+56.7%
Apartment house (5+ units)
$2.0M
+49.7%
Medical building
$1.8M
+32.9%
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 Manhattan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manhattan 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
$1,365,000
Current use
RESTAURANT
$2,140,000
Change: +57% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,045,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,815,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,430,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,425,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±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
$96 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$39,735
Tax year 2022
Assessed value
$298,069
Assessed 2023
Previous assessed
$252,040
+18.3% YoY
Effective rate
13.33%
On assessed value
Assessed land
$22,402
Assessed improvement
$275,667
Land market value
$97,510
Improvement market value
$1,183,030
Total market value
$1,280,540
Applied tax rate
2.0000
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
1905
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Units
1
Bathrooms
2
Total area
13,822 SF
Lot
0.34 ac (14,810 SF)
Zoning code
C-4
APN
204-18-2-80-09-001.00-0
UPID
US33-0431154
Jurisdiction
RILEY
Zoning & alternative use
C-4 · Manhattan, KS
Zoning C-4 · permitted uses
C-4 · Manhattan, KS
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manhattan. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1905
Heating
YES
Cooling
Yes
Stories
2
Units
1
Bathrooms
2
Lot
0.34 ac
Current owner
From public records · entity-resolved
SMLM PROPERTIES LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3920 SNOWY REACH, MANHATTAN, KS 66503-7559
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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