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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Investment properties
62-64 Genesee St New Hartford, NY 13413
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-3915842
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1917
Total area
6,534 SF
Lot
0.1 ac (4,450 SF)
Zoning code
01 - NOT ZONED
APN
304801 329.014-2-49
UPID
US63-3915842
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
$478k
Blend (final)
Blend
$795k
Owner & transaction history
Pulam LLC · 14 yrs held
Pulam LLC
since 2011
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
01 - NOT ZONED · New Hartford, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$855,000
+81.0%
Office building
$660,000
+39.4%
Auto repair, garage
$495,000
+5.3%
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 New Hartford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Hartford 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
$855,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$660,000
Change: +39% · Conversion: Easy
AUTO REPAIR, GARAGE
$495,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$795k
Range $716k – $875k · ±10% · vs last sale $1.05M (Nov 14 2024)
Last sale anchor
$1.05M
Nov 14 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
$122 / 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
$324,600
Assessed 2023
Previous assessed
$324,600
+0.0% YoY
Assessed land
$26,700
Assessed improvement
$297,900
Land market value
$46,842
Improvement market value
$522,632
Total market value
$569,474
Applied tax rate
304,801.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1917
Heating
NONE
Buildings
1
Stories
2
Total area
6,534 SF
Lot
0.1 ac (4,450 SF)
Zoning code
01 - NOT ZONED
APN
304801 329.014-2-49
UPID
US63-3915842
Jurisdiction
ONEIDA
Zoning & alternative use
01 - NOT ZONED · New Hartford, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · New Hartford, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Hartford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$855,000
OFFICE BUILDING
Est. value
$660,000
AUTO REPAIR, GARAGE
Est. value
$495,000
RESTAURANT
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
1917
Heating
NONE
Stories
2
Buildings
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Pulam LLC
Entity
Free & Clear · 14 yrs held
Mailing address
9 WATERFORD LN, UTICA, NY 13501-5262
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2011
$700,000
Pulam LLC
Bbt Fattoria LLC
Grant 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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