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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Medical Office Space
89 Grv St Massena, NY 13662-2615
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-5869651
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1990
Total area
120,000 SF
Lot
6 ac (261,360 SF)
Zoning code
CAR
APN
405801 9.075-10-1
UPID
US63-5869651
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
-
Massena Rehabilitation and Nursing Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.28M
Owner & transaction history
40 Kent LLC · 3 yrs held
40 Kent LLC
since 2023
5 recorded transactions
Zoning & alternative use
CAR · Massena, 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 Massena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Massena 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$19 / 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
$2,926,500
Assessed 2023
Previous assessed
$2,926,500
+0.0% YoY
Assessed land
$517,700
Assessed improvement
$2,408,800
Land market value
$631,341
Improvement market value
$2,937,561
Total market value
$3,568,902
Applied tax rate
405,801.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
120,000 SF
Lot
6 ac (261,360 SF)
Zoning code
CAR
APN
405801 9.075-10-1
UPID
US63-5869651
Jurisdiction
ST LAWRENCE
Zoning & alternative use
CAR · Massena, NY
Zoning CAR · permitted uses
CAR · Massena, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Massena. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1990
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
6 ac
Current owner
From public records · entity-resolved
40 Kent LLC
Entity
Free & Clear · 3 yrs held
Mailing address
20 WOOD CT, TARRYTOWN, NY 10591-3108
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2024
—
Marnc Realty LLC
—
Deed
related
$6,593,277 · Cibc Bank USA
May 16, 2023
—
40 Kent LLC
Marnc Realty LLC
Quitclaim Deed
related
—
May 16, 2019
$13,550,000
Marnc Realty LLC
Kent Grove Realty Corp
Grant Deed
$3,791,376 · M&t Bk
May 16, 2019
—
Marnc Realty LLC
—
Loan Modification
related
$11,900,000 · M&t Bk
Apr 29, 2011
—
Kent Grove Realty Corp
St Lawrence Cnty Ida
Trustees 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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