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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
89 Main St, Cortland, NY 13045-6622
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-6046756
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Total area
7,980 SF
Lot
0.06 ac (2,808 SF)
Zoning code
05 - COMMERCIAL
APN
110200 86.58-04-10.000
UPID
US63-6046756
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
-
Medicare Supplement Cortland Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$572k
Blend (final)
Blend
$560k
Owner & transaction history
Keator Bloc LLC · 2 yrs held
Keator Bloc LLC
since 2024
6 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
$385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$70 / 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
$13,034
Tax year 2023
Assessed value
$375,000
Assessed 2023
Previous assessed
$375,000
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$26,300
Assessed improvement
$348,700
Land market value
$36,027
Improvement market value
$477,672
Total market value
$513,699
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1960
Heating
NONE
Buildings
2
Stories
4
Total area
7,980 SF
Lot
0.06 ac (2,808 SF)
Zoning code
05 - COMMERCIAL
APN
110200 86.58-04-10.000
UPID
US63-6046756
Jurisdiction
CORTLAND
Zoning & alternative use
05 - COMMERCIAL · Cortland, NY
Zoning 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
Cortland. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Stories
4
Buildings
2
Lot
0.06 ac
Current owner
From public records · entity-resolved
Keator Bloc LLC
Entity
Free & Clear · 2 yrs held
Mailing address
107 MAIN ST, CORTLAND, NY 13045-2610
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2024
$350,000
Keator Bloc LLC
89 Main LLC
Warranty Deed
—
Apr 15, 2016
$412,500
89 Main LLC
Mia Holdings LLC
Warranty Deed
—
Jan 22, 2010
$290,000
Mia Hldgs LLC
Reagan,john
Grant Deed
—
Jan 22, 2010
—
John Reagan
89 Main Street LLC
Grant Deed
related
—
Jun 8, 2004
$154,000
George Seibel
Owner Name Unavailable
Warranty Deed
related
—
Mar 1, 2004
$175,000
Mat Properties INC
Beaudry,peter
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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