OFF-MARKET
Turn key restaurants
Entity Owned
4-yr Hold
Free & Clear
Entity Owned Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1882
Total area
4,540 SF
Lot
0.36 ac (15,682 SF)
Zoning code
B
APN
223201 20.38-2-13
UPID
US63-2990969
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
-
Restaurant
-
Restaurant
-
Business Management Consultant
-
Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$641k
Blend (final)
Blend
$555k
Owner & transaction history
since 2022
Last sale
$800,000
1 recorded transaction
Zoning & alternative use
B · Clayton, NY
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$555k
Value range
$500k – $611k
±10% around blend
Estimated value / SF
$122 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$500k
blend $555k
$611k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,540 SF
Lot area
0.36 ac
Year built
1882
Stories
2
APN
223201 20.38-2-13
Assessed value
$800,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$641k
Range $186k – $641k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$555k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 38 sales
$84
+45%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $122/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
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$800k
Move the market yield to see immediate price impact.
Value / SF
$176
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%
$50k
$1.01M
$720k
$560k
$56k
$1.12M
$800k
$622k
$62k
$1.23M
$880k
$684k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$800,000
Assessed 2023
Previous assessed
$420,000
+90.5% YoY
Assessed land
$59,700
Assessed improvement
$740,300
Land market value
$59,700
Improvement market value
$740,300
Total market value
$800,000
Applied tax rate
223,201.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1882
Heating
STEAM
Cooling
CENTRAL
Buildings
1
Stories
2
Bathrooms
2
Total area
4,540 SF
Lot
0.36 ac (15,682 SF)
Zoning code
B
APN
223201 20.38-2-13
UPID
US63-2990969
Jurisdiction
JEFFERSON
Zoning & alternative use
B · Clayton, NYZoning B · permitted uses
B · Clayton, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1882
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
2
Lot
0.36 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B
Jurisdiction
Clayton, NY
Recorded code
B
Ownership Intelligence
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What opens after registration
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
See the ownership record for this address.
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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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