Entity Owned
No photos on file
For Sale
Contact for pricing
62 Franklin St, Auburn, NY 13021
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Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1991
Total area
3,330 SF
Lot
0.09 ac (3,864 SF)
Zoning code
NC
APN
050100 116.31-2-2
UPID
US63-2100191
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
$100k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$100k
Owner & transaction history
since 2024
Last sale
$100,000
3 recorded transactions
Zoning & alternative use
NC · Auburn, NY
Zoning description
NC Neighborhood Commercial District. A. Purpose and intent. The purpose of the Neighborhood Commercial District (NC) is to promote well-designed medium- and small-scale commercial development compatible with surrounding…
General category
COMMERCIAL
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 23 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$100k
Value range
$90k – $110k
±10% around blend
Estimated value / SF
$30 / SF
Confidence
High
23 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$90k
blend $100k
$110k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,330 SF
Lot area
0.09 ac
Year built
1991
Stories
1
APN
050100 116.31-2-2
Zoning
NC
Assessed value
$80,800
Annual tax
$1,063
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
$214k
Weighted, 20 comps · high confidence
Evidence
23 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.5 mi away · 3,294 SF
13.6 mi away · 4,272 SF
13.9 mi away · 3,695 SF
16.5 mi away · 3,944 SF
18.8 mi away · 2,808 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$100k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 53 sales
$67
-55%
Submarket 53 sales
$67
-55%
County 79 sales
$64
-53%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $30/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 · 23 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$100k
Move the market yield to see immediate price impact.
Value / SF
$30
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
$126k
$90k
$70k
$7k
$140k
$100k
$78k
$8k
$154k
$110k
$86k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
23 found
High confidence · county-verified
Closest comparable
$382k
11.4 mi · Jan 2026 · $92/SF
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$1,063
Tax year 2019
Assessed value
$80,800
Assessed 2023
Previous assessed
$80,800
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$14,400
Assessed improvement
$66,400
Land market value
$15,000
Improvement market value
$69,167
Total market value
$84,167
Applied tax rate
50,100.0000
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
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1991
Heating
NONE
Buildings
1
Stories
1
Total area
3,330 SF
Lot
0.09 ac (3,864 SF)
Zoning code
NC
APN
050100 116.31-2-2
UPID
US63-2100191
Jurisdiction
CAYUGA
Zoning & alternative use
NC · Auburn, NYZoning NC · permitted uses
NC · Auburn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
NC Neighborhood Commercial District. A. Purpose and intent. The purpose of the Neighborhood Commercial District (NC) is to promote well-designed medium- and small-scale commercial development compatible with surrounding…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Stories
1
Buildings
1
Lot
0.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
NC
COMMERCIAL
Jurisdiction
Auburn, NY
Recorded code
NC
Official district
NC
Official district profile
What the municipal code says about NC
Zoning description
NC Neighborhood Commercial District. A. Purpose and intent. The purpose of the Neighborhood Commercial District (NC) is to promote well-designed medium- and small-scale commercial development compatible with surrounding…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for NC in Auburn, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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