Individually Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1988
Total area
5,000 SF
Lot
2.3 ac (100,188 SF)
Zoning code
05 - COMMERCIAL
APN
323605 34.13-1-3.000
UPID
US63-0986705
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic
-
Physician
-
Physician
-
Family Counselor
-
Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$360k
Owner & transaction history
since 2021
Last sale
$450,000
2 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Clifton Springs, NY
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$360k
Value range
$324k – $396k
±10% around blend
Estimated value / SF
$72 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$324k
blend $360k
$396k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,000 SF
Lot area
2.3 ac
Year built
1988
Stories
1
APN
323605 34.13-1-3.000
Zoning
05 - COMMERCIAL
Assessed value
$302,400
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
$372k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.6 mi away · 3,916 SF
11.6 mi away · 4,436 SF
14.8 mi away · 6,240 SF
16.4 mi away · 4,712 SF
16.6 mi away · 4,272 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$360k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 176 sales
$68
+5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $72/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
Not available
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 · 11 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$450k
Move the market yield to see immediate price impact.
Value / SF
$90
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%
$28k
$567k
$405k
$315k
$32k
$630k
$450k
$350k
$35k
$693k
$495k
$385k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$560k
9.3 mi · Sep 2025 · $90/SF
Property tax & assessments
Property tax & assessments
Assessed value
$302,400
Assessed 2023
Previous assessed
$302,400
+0.0% YoY
Assessed land
$39,100
Assessed improvement
$263,300
Land market value
$46,005
Improvement market value
$309,795
Total market value
$355,800
Applied tax rate
324,001.0000
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
Off-Market
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
5,000 SF
Lot
2.3 ac (100,188 SF)
Zoning code
05 - COMMERCIAL
APN
323605 34.13-1-3.000
UPID
US63-0986705
Jurisdiction
ONTARIO
Zoning & alternative use
05 - COMMERCIAL · Clifton Springs, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Clifton Springs, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Clifton Springs, NY
Recorded code
05 - COMMERCIAL
Ownership Intelligence
Find the owner behind the property.
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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.
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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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