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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Golf courses & driving ranges
8184 Riv Rd, Baldwinsville, NY 13027-9154
Individually Owned
10-yr Hold
Free & Clear
Property ID
US63-0995016
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
2010
Total area
10,330 SF
Lot
241.94 ac (10,538,906 SF)
Zoning code
PUD
APN
313689 072.-01-08.1
UPID
US63-0995016
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
Town Of Lysander · 10 yrs held
Town Of Lysander
since 2015
7 recorded transactions
Zoning & alternative use
PUD · Baldwinsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+50.3%
Medical building
$1.1M
+46.9%
Office building
$1.0M
+44.3%
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 Baldwinsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baldwinsville 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$715,000
Current use
COMMERCIAL (GENERAL)
$1,070,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,050,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$1,030,000
Change: +44% · Conversion: Difficult
RESTAURANT
$1,025,000
Change: +44% · Conversion: Difficult
AUTO REPAIR, GARAGE
$690,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10%
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
$76 / 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
$2,225,000
Assessed 2023
Previous assessed
$1,800,000
+23.6% YoY
Assessed land
$667,486
Assessed improvement
$1,557,514
Land market value
$741,651
Improvement market value
$1,730,571
Total market value
$2,472,222
Applied tax rate
313,601.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
2010
Heating
NONE
Cooling
PARTIAL
Buildings
3
Stories
2
Total area
10,330 SF
Lot
241.94 ac (10,538,906 SF)
Zoning code
PUD
APN
313689 072.-01-08.1
UPID
US63-0995016
Jurisdiction
ONONDAGA
Zoning & alternative use
PUD · Baldwinsville, NY
Zoning PUD · permitted uses
PUD · Baldwinsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baldwinsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$715,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
RESTAURANT
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$690,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
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
2010
Heating
NONE
Cooling
Yes
Stories
2
Buildings
3
Lot
241.94 ac
Current owner
From public records · entity-resolved
Town Of Lysander
Individual
Free & Clear · 10 yrs held
Mailing address
3536 TIMBER BANKS PKWY, BALDWINSVILLE, NY 13027-4176
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2015
—
Town Of Lysander
The Timbers LLC
Deed
—
Mar 19, 2015
$120,000
Gregory Mohr
The Timbers LLC
Deed
—
Oct 27, 2014
$140,000
Kenwood Homes INC
The Timbers LLC
Deed
—
Oct 24, 2014
$140,000
Carol Stevens
Kenwood Homes
Deed
—
Jul 17, 2014
—
INC. Ymca Greater Syracuse,
The Timbers LLC
Deed
—
Jun 4, 2014
—
Ymca Of Greater Syracuse
The Timbers LLC
Deed
—
Nov 8, 2012
—
Town Of Lysander
The Timbers LLC
Deed
—
Nov 3, 2011
$140,000
David Razzante
The Tmbers LLC
Deed
—
Oct 31, 2011
—
Town Of Lysander
The Timbers LLC
Deed
—
Apr 22, 2010
$440,000
Riedman Properties LLC
The Timbers LLC
Deed
—
Mar 16, 2010
$90,000
Kenwood Homes INC
The Timers LLC
Deed
—
Nov 25, 2009
$90,000
D & B Kenwood Homes INC,
The Timbers LLC
Deed
—
Apr 20, 2009
$90,000
Par Four Development Corp
The Timbers LLC
Deed
—
Jan 14, 2009
$87,000
Merle Builders, INC.
The Timbers LLC
Deed
—
Oct 28, 2008
$135,000
S & R Custom Homes INC
The Timbers LLC
Deed
—
Sep 2, 2008
$75,000
Ville INC Harrington Homes James
The Timbers
Deed
—
Aug 28, 2008
$80,000
Kenwood Homes INC
The Timbers
Deed
—
Jul 16, 2008
$90,000
Burle Builders INC
The Timbers
Deed
—
Jul 14, 2008
$90,000
Kathy Kitz
The Timbers
Deed
—
Jun 6, 2008
—
Association INC Timber Banks Homeow
The Timbers LLC
Deed
—
Mar 6, 2008
—
Town Of Lysander
The Timers LLC
Deed
—
Jan 30, 2006
—
Fayette Street Prop INC
Clinton Hts LLC
Deed
—
Jan 30, 2006
$1,250,000
The Timbers LLC
LLC Fayette Street Properties
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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