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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Grocery and convenience stores
537 Main St, Fair Haven, NY 13064-7703
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-2528253
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1954
Total area
7,061 SF
Lot
1.06 ac (46,174 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
055601 8.20-1-50
UPID
US63-2528253
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$545k
Owner & transaction history
AZCAP LLC · 3 yrs held
AZCAP LLC
since 2023
Last sale
$550,000
1 recorded transaction
Zoning & alternative use
02 - SINGLE RESIDENCE · Fair Haven, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$725,000
+94.6%
Commercial (general)
$595,000
+59.9%
Auto repair, garage
$565,000
+51.7%
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 Fair Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fair Haven 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
$540,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$375,000
Current use
RESTAURANT
$725,000
Change: +95% · Conversion: Easy
COMMERCIAL (GENERAL)
$595,000
Change: +60% · Conversion: Easy
AUTO REPAIR, GARAGE
$565,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$525,000
Change: +41% · Conversion: Easy
WAREHOUSE, STORAGE
$350,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $550k (Jun 2 2023)
Last sale anchor
$550k
Jun 2 2023
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
$77 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$5,040
Tax year 2019
Assessed value
$275,300
Assessed 2023
Previous assessed
$275,300
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$23,700
Assessed improvement
$251,600
Land market value
$37,031
Improvement market value
$393,125
Total market value
$430,156
Applied tax rate
544,803.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1954
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,061 SF
Lot
1.06 ac (46,174 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
055601 8.20-1-50
UPID
US63-2528253
Jurisdiction
CAYUGA
Zoning & alternative use
02 - SINGLE RESIDENCE · Fair Haven, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Fair Haven, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fair Haven. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$375,000
RESTAURANT
Est. value
$725,000
COMMERCIAL (GENERAL)
Est. value
$595,000
AUTO REPAIR, GARAGE
Est. value
$565,000
OFFICE BUILDING
Est. value
$525,000
WAREHOUSE, STORAGE
Est. value
$350,000
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1954
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
AZCAP LLC
Entity
Free & Clear · 3 yrs held
Mailing address
14395 W BAY RD, STERLING, NY 13156-3104
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jun 2, 2023
$550,000
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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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