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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Retail space
44 Nn St Dryden, NY 13053-8514
Entity Owned
19-yr Hold
Free & Clear
Property ID
US63-1816583
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Total area
14,196 SF
Lot
1.07 ac (46,609 SF)
Zoning code
COM
APN
502401 9.-3-18.3
UPID
US63-1816583
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
-
Kinney Drugs Pharmacy
-
Minarski David Pharmacy
-
Western Union Bank Credit Union
-
Kinney Drugs Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$716k
Blend (final)
Blend
$590k
Owner & transaction history
Kds Dryden LLC · 19 yrs held
Kds Dryden LLC
since 2006
1 recorded transaction
Zoning & alternative use
COM · Dryden, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$975,000
+70.1%
Warehouse, storage
$775,000
+35.3%
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 Dryden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dryden 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
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$575,000
Current use
OFFICE BUILDING
$975,000
Change: +70% · Conversion: Easy
WAREHOUSE, STORAGE
$775,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$42 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$17,765
Tax year 2020
Assessed value
$1,800,000
Assessed 2023
Previous assessed
$1,800,000
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$200,000
Assessed improvement
$1,600,000
Land market value
$200,000
Improvement market value
$1,600,000
Total market value
$1,800,000
Applied tax rate
502,401.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
14,196 SF
Lot
1.07 ac (46,609 SF)
Zoning code
COM
APN
502401 9.-3-18.3
UPID
US63-1816583
Jurisdiction
TOMPKINS
Zoning & alternative use
COM · Dryden, NYZoning COM · permitted uses
COM · Dryden, NY
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
RETAIL STORES Current
Est. value
$575,000
OFFICE BUILDING
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$775,000
RETAIL STORES Current
OFFICE BUILDING
WAREHOUSE, STORAGE
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Kds Dryden LLC
Entity
Free & Clear · 19 yrs held
Mailing address
29 E MAIN ST, GOUVERNEUR, NY 13642-1401
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2006
—
Kds Dryden LLC
Robin Development INC I
Warranty Deed
related
—
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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