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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Warehouses
805 Spencer St, Syracuse, NY 13204-1241
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-4208554
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1972
Total area
34,894 SF
Lot
2.12 ac (92,347 SF)
Zoning code
04 - FARM
APN
311500 107.-09-02.1
UPID
US63-4208554
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
-
FleetPride Auto Parts Store Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.99M
CAP Approach
CAP
$2.91M
Comparable Approach
Comparable
$3.01M
Blend (final)
Blend
$3.02M
Owner & transaction history
14523 Tupper LLC · 5 yrs held
14523 Tupper LLC
since 2020
Last sale
$3.1M
2 recorded transactions
Zoning & alternative use
04 - FARM · Syracuse, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.7M
+93.3%
Office building
$3.5M
+79.1%
Restaurant
$3.4M
+75.9%
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 Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Syracuse 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
$3,735,000
ML approach
$3,990,000
CAP Approach
CAP Return
Estimation
6%
$3,150,000
6.5%
$2,905,000
7%
$2,700,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,930,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,735,000
Change: +93% · Conversion: Moderate
OFFICE BUILDING
$3,460,000
Change: +79% · Conversion: Difficult
RESTAURANT
$3,400,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,650,000
Change: +37% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,100,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±10% · vs last sale $3.08M (Jul 2 2024)
Last sale anchor
$3.08M
Jul 2 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
$86 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$1,400,000
Assessed 2023
Previous assessed
$1,400,000
+0.0% YoY
Assessed land
$315,800
Assessed improvement
$1,084,200
Land market value
$489,612
Improvement market value
$1,680,931
Total market value
$2,170,543
Applied tax rate
311,500.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1972
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
34,894 SF
Lot
2.12 ac (92,347 SF)
Zoning code
04 - FARM
APN
311500 107.-09-02.1
UPID
US63-4208554
Jurisdiction
ONONDAGA
Zoning & alternative use
04 - FARM · Syracuse, NY
Zoning 04 - FARM · permitted uses
04 - FARM · Syracuse, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Syracuse. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
OFFICE BUILDING
Est. value
$3.5M
RESTAURANT
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.1M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1972
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.12 ac
Current owner
From public records · entity-resolved
14523 Tupper LLC
Entity
Mailing address
1931 STRADELLA RD, LOS ANGELES, CA 90077-2320
Ownership since
2020
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
Aug 18, 2020
$3,075,000
14523 Tupper LLC
Universal Prop Of Ny LLC
Warranty Deed
$1,990,000 · Miscellaneous Bank
Nov 12, 2009
—
Ew York, LLC Universal Properties
Ership Sharkey N.y. Family
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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