Individually Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1977
Total area
1,410 SF
Lot
1.1 ac (47,916 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
152800 28.1-1-11.100
UPID
US63-2539546
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
$270k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$270k
Owner & transaction history
since 2025
2 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Au Sable Forks, 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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$270k
Value range
$243k – $297k
±10% around blend
Estimated value / SF
$191 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
40
$243k
blend $270k
$297k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,410 SF
Lot area
1.1 ac
Year built
1977
Stories
1
APN
152800 28.1-1-11.100
Zoning
02 - SINGLE RESIDENCE
Assessed value
$188,900
Annual tax
$4,539
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
$263k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
22.9 mi away · 1,652 SF
23.0 mi away · 1,658 SF
23.1 mi away · 1,229 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$270k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 87 sales
$87
+119%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $191/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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
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$189k
Move the market yield to see immediate price impact.
Value / SF
$134
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%
$12k
$238k
$170k
$132k
$13k
$264k
$189k
$147k
$15k
$291k
$208k
$162k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$160k
17.1 mi · Mar 2026 · $101/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$4,539
Tax year 2020
Assessed value
$188,900
Assessed 2023
Previous assessed
$188,000
+0.5% YoY
Effective rate
2.40%
On assessed value
Assessed land
$96,200
Assessed improvement
$92,700
Land market value
$96,200
Improvement market value
$92,700
Total market value
$188,900
Applied tax rate
92,201.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1977
Heating
ELECTRIC
Stories
1
Bathrooms
1
Total area
1,410 SF
Lot
1.1 ac (47,916 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
152800 28.1-1-11.100
UPID
US63-2539546
Jurisdiction
ESSEX
Zoning & alternative use
02 - SINGLE RESIDENCE · Au Sable Forks, NYZoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Au Sable Forks, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1977
Heating
ELECTRIC
Stories
1
Bathrooms
1
Lot
1.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
02 - SINGLE RESIDENCE
Jurisdiction
Au Sable Forks, NY
Recorded code
02 - SINGLE RESIDENCE
Ownership Intelligence
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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
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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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