Entity Owned Property summary
AI-generated overview
This four-unit mixed-use building is located on Main Street in the Village of Cobleskill and includes three residential units and one commercial unit. The total living area is approximately 2,540 square feet, situated on a lot of about 0.1 acres. Each unit has separate utilities. The property is zoned commercial and is positioned within walking distance of nearby restaurants, shops, grocery stores, schools, and local attractions.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Total area
2,540 SF
Lot
0.1 ac (4,356 SF)
Zoning code
CB
APN
432601 56.17-8-23
UPID
US63-6218190
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$255k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$255k
Owner & transaction history
since 2023
4 recorded transactions
Zoning & alternative use
CB · Cobleskill, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$255k
Value range
$230k – $281k
±10% around blend
Estimated value / SF
$100 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$230k
blend $255k
$281k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,540 SF
Lot area
0.1 ac
Year built
1920
Stories
4
APN
432601 56.17-8-23
Zoning
CB
Assessed value
$89,400
Annual tax
$6,493
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
$366k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
20.6 mi away · 2,759 SF
21.4 mi away · 2,024 SF
23.1 mi away · 2,780 SF
23.2 mi away · 2,244 SF
23.3 mi away · 2,694 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$255k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 51 sales
$59
+72%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $100/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
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$89k
Move the market yield to see immediate price impact.
Value / SF
$35
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%
$6k
$113k
$80k
$63k
$6k
$125k
$89k
$70k
$7k
$138k
$98k
$76k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$292k
19.9 mi · Dec 2025 · $160/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$6,493
Tax year 2020
Assessed value
$89,400
Assessed 2023
Previous assessed
$89,400
+0.0% YoY
Effective rate
7.26%
On assessed value
Assessed land
$7,400
Assessed improvement
$82,000
Land market value
$12,982
Improvement market value
$143,860
Total market value
$156,842
Applied tax rate
432,602.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Heating
NONE
Buildings
1
Stories
4
Total area
2,540 SF
Lot
0.1 ac (4,356 SF)
Zoning code
CB
APN
432601 56.17-8-23
UPID
US63-6218190
Jurisdiction
SCHOHARIE
Zoning & alternative use
CB · Cobleskill, NYZoning CB · permitted uses
CB · Cobleskill, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1920
Heating
NONE
Stories
4
Buildings
1
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CB
Jurisdiction
Cobleskill, NY
Recorded code
CB
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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