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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Investment properties
91 Tioga St, Spencer, NY 14883-9116
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-2766552
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2019
Total area
10,000 SF
Lot
7.63 ac (332,363 SF)
Zoning code
ZONE
APN
493401 68.11-3-2
UPID
US63-2766552
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
-
FedEx OnSite Postal Service Courier Service
-
Dollar General Discount Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Spencer Dnyp LLC · 7 yrs held
Spencer Dnyp LLC
since 2019
2 recorded transactions
Zoning & alternative use
ZONE · Spencer, 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 Spencer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spencer 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
$54 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$2,756
Tax year 2019
Assessed value
$970,000
Assessed 2023
Previous assessed
$970,000
+0.0% YoY
Effective rate
0.28%
On assessed value
Assessed land
$43,100
Assessed improvement
$926,900
Land market value
$50,116
Improvement market value
$1,077,791
Total market value
$1,127,907
Applied tax rate
493,401.0000
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2019
Heating
HOT WATER
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
2
Total area
10,000 SF
Lot
7.63 ac (332,363 SF)
Zoning code
ZONE
APN
493401 68.11-3-2
UPID
US63-2766552
Jurisdiction
TIOGA
Zoning & alternative use
ZONE · Spencer, NY
Zoning ZONE · permitted uses
ZONE · Spencer, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spencer. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2019
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
7.63 ac
Current owner
From public records · entity-resolved
Spencer Dnyp LLC
Entity
Free & Clear · 7 yrs held
Mailing address
2727 N HARWOOD ST STE #300, DALLAS, TX 75201-2407
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2019
$237,000
Spencer Dnyp LLC
Mark Pittsley
Warranty Deed
—
Jan 18, 2018
$134,900
Mark Pittsley
Martin R Hodges
Deed
$130,678 · Wells Fargo Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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