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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Grocery and convenience stores
6103 Main St, Sandy Creek, NY 13145-3189
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-2837081
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Total area
10,516 SF
Lot
0.79 ac (34,320 SF)
Zoning code
NOT-WF
APN
355203 019.19-02-09
UPID
US63-2837081
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
Current use
Occupant on record · Public records
-
Tops Supermarket Specialty Food Shop Supermarket
-
Primo Water Refill & Exchange Big Box & Wholesale Store
-
ATM (Big M Supermarket) Atm
-
Western Union Bank Credit Union
-
Tops Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.06M
Owner & transaction history
Realty Income Properties 16 LLC · 2 yrs held
Realty Income Properties 16 LLC
since 2024
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
NOT-WF · Sandy Creek, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+102.3%
Commercial (general)
$1.1M
+82.0%
Office building
$915,000
+53.8%
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 Sandy Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy Creek 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,205,000
Change: +102% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,085,000
Change: +82% · Conversion: Easy
OFFICE BUILDING
$915,000
Change: +54% · Conversion: Easy
AUTO REPAIR, GARAGE
$805,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±10% · vs last sale $1.14M (Jul 3 2024)
Last sale anchor
$1.14M
Jul 3 2024
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
$100 / 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
Property tax & assessments
Assessed value
$409,200
Assessed 2023
Previous assessed
$409,200
+0.0% YoY
Assessed land
$31,200
Assessed improvement
$378,000
Land market value
$48,000
Improvement market value
$581,538
Total market value
$629,538
Applied tax rate
355,201.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
10,516 SF
Lot
0.79 ac (34,320 SF)
Zoning code
NOT-WF
APN
355203 019.19-02-09
UPID
US63-2837081
Jurisdiction
OSWEGO
Zoning & alternative use
NOT-WF · Sandy Creek, NY
Zoning NOT-WF · permitted uses
NOT-WF · Sandy Creek, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy Creek. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$805,000
RESTAURANT
COMMERCIAL (GENERAL)
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
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.79 ac
Current owner
From public records · entity-resolved
Realty Income Properties 16 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
550 LATONA RDE150, ROCHESTER, NY 14626-2700
Ownership since
2024
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
Jul 3, 2024
$1,145,000
Realty Income Properties 16 LLC
Tops Portfolio LLC
Special Warranty Deed
—
Apr 1, 2015
—
Tops Portfolio LLC
Morgan Sandy LLC
Grant Deed
—
May 24, 2013
$125,000
Sandy Creek Fuel Facility LLC
Central Ny Acquisitions LLC
Warranty Deed
—
May 24, 2013
$925,000
Morgan Sandy LLC
Central Ny Acquisitions LLC
Warranty Deed
—
—
—
Morgan Adams LLC
—
Deed Of Trust
$3,500,000 · Perticone F R Living Trust (lt
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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