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Property profile & analytics
OFF-MARKET
Estimated value
$3,725,000
Commercial land
5533 State Rte 31, Clay, NY 13041-9506
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-1804200
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1890
Total area
26,130 SF
Lot
8.36 ac (364,162 SF)
APN
312289 091.-01-39.1
UPID
US63-1804200
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
by Request
CAP Approach
CAP
$3.74M
Comparable Approach
Comparable
$3.60M
Blend (final)
Blend
$3.73M
Owner & transaction history
Tocco Villaggio III LLC · 2 yrs held
Tocco Villaggio III LLC
since 2023
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+82.4%
Neighborhood: shopping center
$2.8M
+17.3%
Office building
$2.8M
+16.2%
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 Clay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clay 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,055,000
6.5%
$3,740,000
7%
$3,475,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,385,000
Current use
RESTAURANT
$4,350,000
Change: +82% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,795,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$2,770,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,690,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$3.73M
Range $3.35M – $4.10M · ±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
$143 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$524,000
Assessed 2023
Previous assessed
$524,000
+0.0% YoY
Assessed land
$524,000
Land market value
$727,778
Total market value
$727,778
Applied tax rate
312,403.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1890
Heating
STEAM
Stories
2
Bathrooms
2
Total area
26,130 SF
Lot
8.36 ac (364,162 SF)
APN
312289 091.-01-39.1
UPID
US63-1804200
Jurisdiction
ONONDAGA
Zoning & alternative use
Zoning · permitted uses
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
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
RESTAURANT
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1890
Heating
STEAM
Stories
2
Bathrooms
2
Lot
8.36 ac
Current owner
From public records · entity-resolved
Tocco Villaggio III LLC
Entity
Free & Clear · 2 yrs held
Mailing address
8351 PARETI PL, CLAY, NY 13041-6810
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2023
—
Tocco Villaggio III LLC
Joseph G Alberici
Warranty Deed
—
Apr 26, 2017
—
Town Of Cicero
Tocco Villaggio LLC
Deed
—
Mar 7, 2017
—
Tocco Villaggio II, LLC
Tocco Villaggio, LLC
Deed
—
Jun 30, 2015
—
Tocco Villaggio, LLC
Jolu Development Company
Intrafamily Transfer
related
—
Aug 3, 2005
$120,000
Development Fund Cicero Commons Housing SR.
Jolu Development Company
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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