Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Investment properties
70-74 Market St Corning, NY 14830
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2212046
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Total area
8,820 SF
Lot
0.1 ac (4,410 SF)
Zoning code
C
APN
460300 317.44-02-025.000
UPID
US63-2212046
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
$950k
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$884k
Blend (final)
Blend
$910k
Owner & transaction history
R&melissa Noel Irt · 3 yrs held
R&melissa Noel Irt
since 2022
Last sale
$900,000
2 recorded transactions
Zoning & alternative use
C · Corning, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$820,000
+23.8%
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 Corning submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corning 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
$860,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
$1,310,000
6.5%
$1,210,000
7%
$1,125,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$665,000
Current use
RESTAURANT
$820,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$580,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $900k (Dec 20 2022)
Last sale anchor
$900k
Dec 20 2022
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
$103 / 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
$900,000
Assessed 2023
Previous assessed
$480,000
+87.5% YoY
Assessed land
$100,000
Assessed improvement
$800,000
Land market value
$100,000
Improvement market value
$800,000
Total market value
$900,000
Applied tax rate
460,300.0000
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
1920
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
8,820 SF
Lot
0.1 ac (4,410 SF)
Zoning code
C
APN
460300 317.44-02-025.000
UPID
US63-2212046
Jurisdiction
STEUBEN
Zoning & alternative use
C · Corning, NY
Zoning C · permitted uses
C · Corning, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Corning. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$665,000
RESTAURANT
Est. value
$820,000
OFFICE BUILDING
Est. value
$580,000
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
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
1920
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
R&melissa Noel Irt
Individual
Mailing address
4003 WW RD, CORNING, NY 14830-9180
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2022
$900,000
R&melissa Noel Irt
James F Hogue
Warranty Deed
—
Sep 30, 2013
$275,000
James Hogue
Corning Property Manageme
Deed
$505,875 · Corning Federal Credit Union
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 70-74 Market St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
