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Property profile & analytics
FOR LEASE
Investment properties
8860 Brewerton Rd, Brewerton, NY 13029
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-1082704
For Lease
1 / 12
$2,200,000 SF/Yr
8860 Brewerton Rd, Brewerton, NY 13029
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1965
Total area
6,840 SF
Lot
5.5 ac (239,580 SF)
APN
312289 120.-02-04.0
UPID
US63-1082704
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
-
Rae's Institute of Dance Training Center
-
Upstate Pool Corporation General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$490k
Blend (final)
Blend
$580k
Owner & transaction history
8840 Brewerton Road LLC · 1 yrs held
8840 Brewerton Road LLC
since 2024
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$730,000
+17.3%
Office building
$725,000
+16.2%
Auto repair, garage
$705,000
+12.9%
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 Brewerton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brewerton 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
COMMERCIAL (GENERAL)
$625,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$730,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$725,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$705,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$85 / 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
$360,000
Assessed 2023
Previous assessed
$360,000
+0.0% YoY
Assessed land
$146,300
Assessed improvement
$213,700
Land market value
$203,194
Improvement market value
$296,806
Total market value
$500,000
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
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
1965
Heating
NONE
Buildings
1
Stories
1
Total area
6,840 SF
Lot
5.5 ac (239,580 SF)
APN
312289 120.-02-04.0
UPID
US63-1082704
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
COMMERCIAL (GENERAL) Current
Est. value
$625,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$730,000
OFFICE BUILDING
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$705,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1965
Heating
NONE
Stories
1
Buildings
1
Lot
5.5 ac
Current owner
From public records · entity-resolved
8840 Brewerton Road LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2896 STATE RTE 96TH ST, CLIFTON SPRINGS, NY 14432-9530
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
Jul 15, 2024
$860,000
8840 Brewerton Road LLC
Ewm Holdings LLC
Warranty Deed
—
Aug 7, 2017
—
Ewm Holdings LLC
Sharon Salce
Quit Claim Deed
related
—
Aug 7, 2017
$305,000
Ewm Holdings LLC
Carol Moore
Deed
—
Oct 31, 2016
$150,000
Carol Moore
Sharon Salce
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.
Try Rey
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