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Property profile & analytics
OFF-MARKET
Estimated value
$6,750,000
Strip malls
854 State Rte 13 Cortland, NY 13045-4516
Entity Owned
Free & Clear
Property ID
US63-3228801
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1970
Total area
189,440 SF
Lot
20.62 ac (898,207 SF)
Zoning code
05 - COMMERCIAL
APN
112289 95.20-02-06.000-1
UPID
US63-3228801
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
$6.75M
Owner & transaction history
Ns Retail Holdings LLC
Ns Retail Holdings LLC
since 2026
Last sale
$6.8M
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Cortland, 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 Cortland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cortland 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
INDUSTRIAL (GENERAL)
$4,615,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$6.75M
Range $6.08M – $7.43M · ±10% · vs last sale $6.75M (Jan 2 2026)
Last sale anchor
$6.75M
Jan 2 2026
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
$36 / 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
Tax billed
$181,312
Tax year 2023
Assessed value
$8,393,600
Assessed 2023
Previous assessed
$8,393,600
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$1,706,000
Assessed improvement
$6,687,600
Land market value
$2,437,143
Improvement market value
$9,553,714
Total market value
$11,990,857
Applied tax rate
110,200.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
189,440 SF
Lot
20.62 ac (898,207 SF)
Zoning code
05 - COMMERCIAL
APN
112289 95.20-02-06.000-1
UPID
US63-3228801
Jurisdiction
CORTLAND
Zoning & alternative use
05 - COMMERCIAL · Cortland, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Cortland, NY
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
INDUSTRIAL (GENERAL)
Est. value
$4.6M
INDUSTRIAL (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
1970
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
20.62 ac
Current owner
From public records · entity-resolved
Ns Retail Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
372 WILLIS AVE, MINEOLA, NY 11501-1818
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2026
$26,278
Ns Retail Holdings LLC
Bda Cortlandville LLC
Deed
—
Jan 2, 2026
$6,750,000
Bda Cortlandville LLC
Cortlandville Xing LLC
Deed
—
Dec 30, 2005
$14,100,000
Cortlandville Crossing LLC
Metro Assets III LLC
Warranty Deed
—
Oct 26, 2004
$12,950,000
Metro Assets III LLC
Century Group I LLC
Warranty Deed
related
—
—
—
Dimitrios Kaloidis
—
Deed Of Trust
related
$1,271,029 · Manufacturers & Traders Tr
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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