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Property profile & analytics
OFF-MARKET
Estimated value
$755,000
Investment properties
810 Genesee St Rd Skaneateles, NY 13152-9311
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-3001875
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1955
Total area
3,280 SF
Lot
1.11 ac (48,352 SF)
Zoning code
01 - NOT ZONED
APN
315089 048.-01-11.1
UPID
US63-3001875
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
-
FYZICAL Therapy & Balance Centers Physician
-
Shelly G. Kraetz, DPT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$890k
CAP Approach
CAP
$470k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$755k
Owner & transaction history
Mirbeau Hospitality S LLC · 4 yrs held
Mirbeau Hospitality S LLC
since 2022
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Skaneateles, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Skaneateles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Skaneateles 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
$920,000
ML approach
$890,000
CAP Approach
CAP Return
Estimation
6%
$510,000
6.5%
$470,000
7%
$435,000
Blend value · Realmo final
$755k
Range $680k – $831k · ±10% · vs last sale $750k (Feb 9 2022)
Last sale anchor
$750k
Feb 9 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
$230 / 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
$450,000
Assessed 2023
Previous assessed
$450,000
+0.0% YoY
Assessed land
$71,000
Assessed improvement
$379,000
Land market value
$112,698
Improvement market value
$601,588
Total market value
$714,286
Applied tax rate
315,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1955
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
3,280 SF
Lot
1.11 ac (48,352 SF)
Zoning code
01 - NOT ZONED
APN
315089 048.-01-11.1
UPID
US63-3001875
Jurisdiction
ONONDAGA
Zoning & alternative use
01 - NOT ZONED · Skaneateles, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Skaneateles, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Skaneateles. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1955
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
Mirbeau Hospitality S LLC
Entity
Free & Clear · 4 yrs held
Mailing address
433 BROADWAY, SARATOGA SPRINGS, NY 12866-2319
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2022
$750,000
Mirbeau Hospitality S LLC
Slate Cv Hldg Co LLC
Warranty Deed
—
Feb 9, 2022
—
Slate Cv Hldg Co LLC
Kristie L Clancy
Warranty Deed
—
Jun 1, 2007
—
Slate Cove Holding Co LLC
Kristie Clancy
Deed
—
Mar 27, 2007
—
Slate Cove Holding Co LLC
Kristie Clancy
Intrafamily Transfer
related
—
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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