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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Investment properties
415 Hawley Ave 17 Syracuse, NY 13203-2409
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-1806626
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1915
Total area
4,456 SF
Lot
0.08 ac (3,520 SF)
Zoning code
06 - INDUSTRIAL
APN
311500 018.-08-26.0
UPID
US63-1806626
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
-
Allure Hair Studio Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
$615k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
415 Hawley LLC · 1 yrs held
415 Hawley LLC
since 2025
Last sale
$565,000
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Syracuse, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$475,000
+87.1%
Office building
$440,000
+73.3%
Auto repair, garage
$340,000
+32.8%
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 Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Syracuse 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
$430,000
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$615,000
7%
$570,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$475,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$440,000
Change: +73% · Conversion: Easy
AUTO REPAIR, GARAGE
$340,000
Change: +33% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $565k (Mar 6 2025)
Last sale anchor
$565k
Mar 6 2025
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
$120 / 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
$84,000
Assessed 2023
Previous assessed
$84,000
+0.0% YoY
Assessed land
$10,600
Assessed improvement
$73,400
Land market value
$16,434
Improvement market value
$113,799
Total market value
$130,233
Applied tax rate
311,500.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1915
Heating
NONE
Buildings
1
Stories
2
Total area
4,456 SF
Lot
0.08 ac (3,520 SF)
Zoning code
06 - INDUSTRIAL
APN
311500 018.-08-26.0
UPID
US63-1806626
Jurisdiction
ONONDAGA
Zoning & alternative use
06 - INDUSTRIAL · Syracuse, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Syracuse, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Syracuse. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$475,000
OFFICE BUILDING
Est. value
$440,000
AUTO REPAIR, GARAGE
Est. value
$340,000
NEIGHBORHOOD: SHOPPING CENTER
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
1915
Heating
NONE
Stories
2
Buildings
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
415 Hawley LLC
Entity
Free & Clear · 1 yrs held
Mailing address
11 SOMMERSET DR, ELMIRA HEIGHTS, NY 14903-7908
Ownership since
2025
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
Mar 6, 2025
$565,000
415 Hawley LLC
Vicie A Rolling
Warranty Deed
—
Jul 8, 2016
$90,000
Vicie Rolling
Wendy Evans
Deed
—
Jan 26, 2005
$55,000
Wendy Evans
Phuc Voong
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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