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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Specialty properties
93 Downer St, Baldwinsville, NY 13027-2816
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-0593190
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1978
Total area
4,800 SF
Lot
4.49 ac (195,584 SF)
Zoning code
R1
APN
315601 022.-01-11.0
UPID
US63-0593190
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
-
Falardeau Funeral Home Inc Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$690k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$448k
Blend (final)
Blend
$615k
Owner & transaction history
As Clos LLC · 5 yrs held
As Clos LLC
since 2020
Last sale
$600,000
2 recorded transactions
Zoning & alternative use
R1 · Baldwinsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$500,000
+50.3%
Medical building
$485,000
+47.0%
Office building
$480,000
+44.3%
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 Baldwinsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baldwinsville 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
$730,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$500,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$485,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$480,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $600k (Sep 25 2020)
Last sale anchor
$600k
Sep 25 2020
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
$128 / 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
$400,000
Assessed 2023
Previous assessed
$400,000
+0.0% YoY
Assessed land
$148,200
Assessed improvement
$251,800
Land market value
$156,000
Improvement market value
$265,053
Total market value
$421,053
Applied tax rate
313,601.0000
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1978
Heating
STEAM
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
2
Total area
4,800 SF
Lot
4.49 ac (195,584 SF)
Zoning code
R1
APN
315601 022.-01-11.0
UPID
US63-0593190
Jurisdiction
ONONDAGA
Zoning & alternative use
R1 · Baldwinsville, NY
Zoning R1 · permitted uses
R1 · Baldwinsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baldwinsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$500,000
MEDICAL BUILDING
Est. value
$485,000
OFFICE BUILDING
Est. value
$480,000
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
1978
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
4.49 ac
Current owner
From public records · entity-resolved
As Clos LLC
Entity
Free & Clear · 5 yrs held
Mailing address
93 DOWNER ST, BALDWINSVILLE, NY 13027-2816
Ownership since
2020
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
Sep 25, 2020
$600,000
As Clos LLC
Suzanne Falardeau
Warranty Deed
—
Jan 6, 2009
$400,000
Joseph D Falardeau
E Helen M Falardeau Don
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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