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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Investment properties
8496 Leray St, Evans Mills, NY 13637-9998
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-1151725
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1825
Total area
8,865 SF
Lot
0.21 ac (8,970 SF)
Zoning code
GB
APN
224003 55.71-2-43
UPID
US63-1151725
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
-
United States Postal Service Post Office Logistics Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$605k
Owner & transaction history
Npm Postal LLC · 2 yrs held
Npm Postal LLC
since 2024
Last sale
$604,908
4 recorded transactions
Zoning & alternative use
GB · Evans Mills, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$750,000
+27.1%
Office building
$590,000
+0.0%
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 Evans Mills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Evans Mills 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
$605,000
ML approach
$605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$590,000
Current use
RESTAURANT
$750,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$590,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$605k
Range $545k – $666k · ±10% · vs last sale $605k (Jun 24 2024)
Last sale anchor
$605k
Jun 24 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
$68 / 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
Property tax & assessments
Assessed value
$196,500
Assessed 2023
Previous assessed
$196,500
+0.0% YoY
Assessed land
$18,400
Assessed improvement
$178,100
Land market value
$19,575
Improvement market value
$189,468
Total market value
$209,043
Applied tax rate
222,401.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1825
Heating
NONE
Buildings
1
Stories
2
Total area
8,865 SF
Lot
0.21 ac (8,970 SF)
Zoning code
GB
APN
224003 55.71-2-43
UPID
US63-1151725
Jurisdiction
JEFFERSON
Zoning & alternative use
GB · Evans Mills, NY
Zoning GB · permitted uses
GB · Evans Mills, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Evans Mills. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$590,000
RESTAURANT
Est. value
$750,000
OFFICE BUILDING
Est. value
$590,000
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
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
1825
Heating
NONE
Stories
2
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Npm Postal LLC
Entity
Free & Clear · 2 yrs held
Mailing address
75 COLUMBIA AVE, CEDARHURST, NY 11516-2011
Ownership since
2024
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
Jun 24, 2024
—
Npm Postal LLC
Npm Merger Sub LLC
Deed
—
Jun 24, 2024
$604,908
Eastern Postal Rlty H LLC
Npm Postal LLC
Deed
—
Jun 22, 2009
$165,000
Nationwide Postal Mgmt
Darpa,providence
Grant Deed
—
Feb 22, 2006
$130,000
Providence Darpa
Frankel Realty
Warranty 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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