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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Medical Office Space
453 Park St, Fulton, NY 13069-2548
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-3096620
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1973
Total area
31,806 SF
Lot
1.17 ac (50,965 SF)
Zoning code
R2
APN
350400 236.81-03-35
UPID
US63-3096620
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
-
Melissa L. Stenz, LPN Registered General Nurse
-
The Maples Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$950k
Owner & transaction history
S & A Holdings Of Cny LLC · 7 yrs held
S & A Holdings Of Cny LLC
since 2019
6 recorded transactions
Zoning & alternative use
R2 · Fulton, 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 Fulton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fulton 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
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,425,000
Current use
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$30 / 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
$2,700,000
Assessed 2023
Previous assessed
$2,700,000
+0.0% YoY
Assessed land
$76,700
Assessed improvement
$2,623,300
Land market value
$83,370
Improvement market value
$2,851,413
Total market value
$2,934,783
Applied tax rate
350,400.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1973
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
31,806 SF
Lot
1.17 ac (50,965 SF)
Zoning code
R2
APN
350400 236.81-03-35
UPID
US63-3096620
Jurisdiction
OSWEGO
Zoning & alternative use
R2 · Fulton, NY
Zoning R2 · permitted uses
R2 · Fulton, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fulton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.4M
MEDICAL BUILDING Current
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
1973
Heating
NONE
Cooling
Yes
Stories
2
Lot
1.17 ac
Current owner
From public records · entity-resolved
S & A Holdings Of Cny LLC
Entity
Mailing address
44 W BRG ST, OSWEGO, NY 13126-2026
Ownership since
2019
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
Oct 23, 2019
—
S & A Holdings Of Cny LLC
—
Deed
related
$2,527,201 · Pathfinder Bk
Feb 28, 2019
$1,100,000
S & A Holdings Of Cny LLC
Pathfinder Bk
Grant Deed
related
$1,272,798 · Pathfinder Bk
Feb 28, 2019
$325,000
Pathfinder Bk
Referee Of Oswego County|michaud Residl Health Svc
Trustees Deed
related
—
Nov 4, 2005
$755,281
Res Health Servi Michaud
County Of Oswego
Warranty Deed
related
—
—
—
S & A Holdings Of Cny LLC
—
Deed Of Trust
related
$2,527,201 · Pathfinder Bk
—
—
Michaud Residential Health Sev
—
Deed Of Trust
related
$1,886,356 · Pathfinder Bank
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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