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Property profile & analytics
FOR LEASE
Office buildings
430 Court St Utica, NY 13502
Individually Owned
10-yr Hold
Free & Clear
Property ID
US63-0459228
For Lease
1 / 4
$144 SF/Yr
430 Court St, Utica, NY 13502
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
32,388 SF
Lot
1.81 ac (78,844 SF)
APN
301600 318.41-2-42
UPID
US63-0459228
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
-
AAA Utica Insurance Agency
-
Amazon Counter – AAA Utica Courier Service Postal Service
-
Cayuga Centers Social Service Agency Charitable Organization
-
Gustafson & Wargo CPAs LLP Accounting Firm
-
CM SR22 Insurance Group Financial Advisor Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.23M
Blend (final)
Blend
$3.02M
Owner & transaction history
Aaa Northeast · 10 yrs held
Aaa Northeast
since 2016
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+29.8%
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 Utica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Utica 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
OFFICE BUILDING
$3,260,000
Current use
RESTAURANT
$4,235,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$3.02M
Range $2.72M – $3.32M · ±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
$93 / 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
$1,619,000
Assessed 2023
Previous assessed
$1,619,000
+0.0% YoY
Assessed land
$87,000
Assessed improvement
$1,532,000
Land market value
$202,326
Improvement market value
$3,562,790
Total market value
$3,765,116
Applied tax rate
301,600.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1990
Heating
NONE
Buildings
1
Stories
2
Total area
32,388 SF
Lot
1.81 ac (78,844 SF)
APN
301600 318.41-2-42
UPID
US63-0459228
Jurisdiction
ONEIDA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
RESTAURANT
Est. value
$4.2M
OFFICE BUILDING Current
RESTAURANT
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
1990
Heating
NONE
Stories
2
Buildings
1
Lot
1.81 ac
Current owner
From public records · entity-resolved
Aaa Northeast
Individual
Free & Clear · 10 yrs held
Mailing address
110 ROYAL LITTLE DR, PROVIDENCE, RI 02904-1860
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2016
—
Aaa Northeast
—
Deed
related
$350,000 · City Of Utica Ind'l Dev Agcy
Jun 30, 2016
$1,350,000
Aaa Northeast
Chesapeake Holdings Orangeburg
Grant Deed
—
Jun 29, 2016
—
Chesapeake Holdings Orangeburg
Stewarts Shops Corp
Quit Claim Deed
—
Feb 18, 2015
$1,600,000
Chesapeake Holdings Orangeburg
Gvh Realty LLC
Deed In Lieu Of Foreclosure
—
Dec 16, 2013
$7,100
People Of The State Of Ny
Gvh Realty LLC
Grant Deed
—
—
—
Aaa Northeast
—
Deed Of Trust
related
$350,000 · City Of Utica Ind'l Dev Agcy
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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