425 Genesee St Fayetteville, NY 13066-1506
Individually Owned
Free & Clear
Estimated value (blended)
$5.16M
Range $4.64M – $5.68M (±10%)
Property ID
US63-3662173
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1938
Total area
32,094 SF
Lot
1.7 ac (74,052 SF)
Zoning code
B2
APN
313801 009.-03-06.0
UPID
US63-3662173
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Business Service Center Advocacy Group
-
City Courthouse
-
Park
-
Local Government Office
-
Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$4.91M
Blend (final)
Blend
$5.16M
Owner & transaction history
Zoning & alternative use
B2 · Fayetteville, NY
Top alternative use upside
Restaurant
$5.3M
+56.9%
Neighborhood: shopping center
$3.4M
+0.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.16M
Value range
$4.64M – $5.68M
±10% around blend
Estimated value / SF
$161 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
30
$4.64M
blend $5.16M
$5.68M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
32,094 SF
Lot area
1.7 ac
Year built
1938
Stories
2
APN
313801 009.-03-06.0
Assessed value
$6,785,500
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.56M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$6.02M
@ 6.5% CAP return
$5.56M
@ 7% CAP return
$5.16M
4
Sales comparison
Partial preview
Sales approach indication
$2.83M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.8 mi away · 25,000 SF
9.0 mi away · 27,884 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.16M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 130 sales
$106
+52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $161/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+57%
vs current-use indication
Neighborhood: Shopping Center
Office Building · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.79M
Move the market yield to see immediate price impact.
Value / SF
$211
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$427k
$8.55M
$6.11M
$4.75M
$475k
$9.50M
$6.79M
$5.28M
$522k
$10.45M
$7.46M
$5.81M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$4.27M
3.1 mi · Jan 2026 · $103/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$6,785,500
Assessed 2023
Previous assessed
$6,785,500
+0.0% YoY
Assessed land
$116,000
Assessed improvement
$6,669,500
Land market value
$116,000
Improvement market value
$6,669,500
Total market value
$6,785,500
Applied tax rate
313,801.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1938
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
32,094 SF
Lot
1.7 ac (74,052 SF)
Zoning code
B2
APN
313801 009.-03-06.0
UPID
US63-3662173
Jurisdiction
ONONDAGA
Zoning & alternative use
B2 · Fayetteville, NYZoning B2 · permitted uses
B2 · Fayetteville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1938
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B2
Jurisdiction
Fayetteville, NY
Recorded code
B2
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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