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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Retail space
4499 State Rte 14, Rock Stream, NY 14878
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-2638735
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Total area
5,525 SF
Lot
3.23 ac (140,699 SF)
Zoning code
NA
APN
443289 32.00-1-27.114
UPID
US63-2638735
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$660k
Owner & transaction history
Mcgibbs INC · 5 yrs held
Mcgibbs INC
since 2020
Last sale
$600,000
1 recorded transaction
Zoning & alternative use
NA · Rock Stream, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Rock Stream submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rock Stream 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
$725,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$620,000
Change: 0% · Conversion: Easy
COMMERCIAL (GENERAL)
$535,000
Change: 0% · Conversion: Easy
RESTAURANT
$490,000
Change: 0% · Conversion: Easy
AUTO REPAIR, GARAGE
$430,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $600k (Sep 23 2020)
Last sale anchor
$600k
Sep 23 2020
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
$119 / 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
$2,485
Tax year 2020
Assessed value
$237,000
Assessed 2023
Previous assessed
$237,000
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$29,000
Assessed improvement
$208,000
Land market value
$37,662
Improvement market value
$270,130
Total market value
$307,792
Applied tax rate
442,401.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2010
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
5,525 SF
Lot
3.23 ac (140,699 SF)
Zoning code
NA
APN
443289 32.00-1-27.114
UPID
US63-2638735
Jurisdiction
SCHUYLER
Zoning & alternative use
NA · Rock Stream, NY
Zoning NA · permitted uses
NA · Rock Stream, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rock Stream. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$620,000
COMMERCIAL (GENERAL)
Est. value
$535,000
RESTAURANT
Est. value
$490,000
AUTO REPAIR, GARAGE
Est. value
$430,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
2010
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3.23 ac
Current owner
From public records · entity-resolved
Mcgibbs INC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 756, ROCK STREAM, NY 14878-0756
Ownership since
2020
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
Sep 23, 2020
$600,000
Mcgibbs INC
Michael E Lucent
Warranty 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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