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Property profile & analytics
OFF-MARKET
Estimated value
$1,560,000
Strip malls
8319 Brewerton Rd Cicero, NY 13039-9435
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2808308
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1959
Total area
18,498 SF
Lot
1.07 ac (46,609 SF)
APN
312289 048.-04-09.1
UPID
US63-2808308
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
-
Bpassionate Studio Dance and Fitness Gym & Fitness Center
-
W Nails&Spa close Nail Salon
-
Serenity Tattoo Tattoo & Piercing Shop
-
Plank Road Fireplace Hardware & Home Improvement
-
Kim's Family Diner Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.67M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.56M
Owner & transaction history
Starlight Plaza LLC · 3 yrs held
Starlight Plaza LLC
since 2023
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
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 Cicero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cicero 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
$1,640,000
ML approach
$1,670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,980,000
Current use
OFFICE BUILDING
$1,960,000
Change: -1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,905,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,690,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.56M
Range $1.40M – $1.72M · ±10% · vs last sale $1.50M (May 16 2023)
Last sale anchor
$1.50M
May 16 2023
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
$84 / 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
$630,000
Assessed 2023
Previous assessed
$630,000
+0.0% YoY
Assessed land
$130,300
Assessed improvement
$499,700
Land market value
$180,972
Improvement market value
$694,028
Total market value
$875,000
Applied tax rate
312,403.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1959
Heating
NONE
Buildings
1
Stories
1
Total area
18,498 SF
Lot
1.07 ac (46,609 SF)
APN
312289 048.-04-09.1
UPID
US63-2808308
Jurisdiction
ONONDAGA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
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
1959
Heating
NONE
Stories
1
Buildings
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Starlight Plaza LLC
Entity
Mailing address
710 MONTROSE AVE, SYRACUSE, NY 13219-2553
Ownership since
2023
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
May 16, 2023
$1,500,000
Starlight Plaza LLC
Thompson Pk Apt LLC
Deed
$1,000,000 · Adirondack Bank
May 8, 2012
$483,000
Bank City National
Elizabeth Referee August
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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