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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Community centers
420 Harry L Dr, Johnson City, NY 13790-1474
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-5279733
Property summary
AI-generated overview
Johnson City Town Center, located at 420 Harry L Dr, Johnson City, NY 13790, offers a prime retail opportunity in the Greater Binghamton submarket. This two-building, 83,866 square foot community shopping center boasts a highly visible location near the intersection of I-81 and NY-17, with over 11,000 vehicles passing daily. The property features 331 parking spaces and elevators, and is situated on 8.85 acres of land. Currently, 48,609 square feet of space is available, with suites ranging from 5,820 to 34,627 square feet. Pad sites are also available for sale or build-to-suit. Built in 1991, the center benefits from a General Commercial zoning designation and is conveniently located near the newly redeveloped Oakdale Commons. High traffic counts on NY-17 (66,016 AADT) and NY-201 (33,436 AADT) ensure excellent visibility and accessibility. The property's two stories provide ample space for a variety of retail uses. This is an exceptional opportunity to establish a presence in a thriving retail market within Upstate New York.
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1991
Total area
21,978 SF
Lot
8.85 ac (385,506 SF)
Zoning code
USF
APN
034603 143.10-1-4.2
UPID
US63-5279733
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
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Vetco Veterinary Clinic
-
Petco Grooming Pet Grooming Service
-
Petco Vaccination Clinic Veterinary Clinic
-
Just Food For Dogs (Bike/Boat/Book/etc) Store Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$360k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$654k
Blend (final)
Blend
$510k
Owner & transaction history
JCTC HOLDINGS LLC
JCTC HOLDINGS LLC
Zoning & alternative use
USF · Johnson City, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$660,000
+66.0%
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 Johnson City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johnson City 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
$360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$395,000
Current use
INDUSTRIAL (GENERAL)
$660,000
Change: +66% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$23 / 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
$369,840
Assessed 2023
Previous assessed
$369,840
+0.0% YoY
Assessed land
$91,630
Assessed improvement
$278,210
Land market value
$2,648,266
Improvement market value
$8,040,751
Total market value
$10,689,017
Applied tax rate
34,602.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1991
Buildings
1
Stories
1
Total area
21,978 SF
Lot
8.85 ac (385,506 SF)
Zoning code
USF
APN
034603 143.10-1-4.2
UPID
US63-5279733
Jurisdiction
BROOME
Zoning & alternative use
USF · Johnson City, NY
Zoning USF · permitted uses
USF · Johnson City, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Johnson City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$395,000
INDUSTRIAL (GENERAL)
Est. value
$660,000
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (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
1991
Stories
1
Buildings
1
Lot
8.85 ac
Current owner
From public records · entity-resolved
JCTC HOLDINGS LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2550 BATES RD STE 110TH XX
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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