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Property profile & analytics
OFF-MARKET
Investment properties
556 Pontoon Brg Rd 558 Massena, NY 13662-3199
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-1330552
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1957
Total area
735 SF
Lot
0.52 ac (22,528 SF)
Zoning code
01 - NOT ZONED
APN
405889 4.081-2-1
UPID
US63-1330552
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Brandon N Patrick · 4 yrs held
Brandon N Patrick
since 2022
Last sale
$13,000
7 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Massena, 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 Massena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Massena 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$25,000
Assessed 2023
Previous assessed
$25,000
+0.0% YoY
Assessed land
$11,700
Assessed improvement
$13,300
Land market value
$14,268
Improvement market value
$16,220
Total market value
$30,488
Applied tax rate
405,801.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1957
Heating
NONE
Buildings
2
Stories
1
Total area
735 SF
Lot
0.52 ac (22,528 SF)
Zoning code
01 - NOT ZONED
APN
405889 4.081-2-1
UPID
US63-1330552
Jurisdiction
ST LAWRENCE
Zoning & alternative use
01 - NOT ZONED · Massena, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Massena, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Massena. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1957
Heating
NONE
Stories
1
Buildings
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
Brandon N Patrick
Individual
Mailing address
447 LESLIE RD APT #51, MASSENA, NY 13662-4205
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2023
—
Brandon Patrick
—
Deed
related
$115,000 · Nbt Bank National Association
May 17, 2022
—
Brandon Patrick
—
Deed
related
$28,000 · Nbt Bank National Association
Mar 15, 2022
—
Brandon N Patrick
Brandon N Patrick
Intrafamily Transfer
related
—
Jan 18, 2018
—
Brandon Patrick
—
Deed
related
$40,000 · Seacomm FCU
Jan 29, 2014
$13,000
Brandon N Patrick
Snell,gerald F JR
Warranty Deed
—
Nov 19, 2009
$9,000
Gerald Snell
St Lawrence Cnty
Tax Deed
—
Jul 17, 2009
$20,209
Cnty St. Lawrence
Chapman,terry
Grant Deed
related
—
—
—
Brandon Patrick
—
Deed Of Trust
related
$40,000 · Seacomm FCU
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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