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Property profile & analytics
OFF-MARKET
Commercial land
Leray St, Black River, NY 13612
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-2674403
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1978
Total area
520 SF
Lot
2.39 ac (104,108 SF)
Zoning code
AR
APN
224089 75.00-1-30.221
UPID
US63-2674403
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Black Riv Ambulance S INC · 3 yrs held
Black Riv Ambulance S INC
since 2023
Last sale
$42,000
6 recorded transactions
Zoning & alternative use
AR · Black River, 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 Black River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Black River 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
—
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
$42,000
Assessed 2023
Previous assessed
$42,000
+0.0% YoY
Assessed land
$42,000
Land market value
$44,681
Total market value
$44,681
Applied tax rate
222,401.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Total area
520 SF
Lot
2.39 ac (104,108 SF)
Zoning code
AR
APN
224089 75.00-1-30.221
UPID
US63-2674403
Jurisdiction
JEFFERSON
Zoning & alternative use
AR · Black River, NY
Zoning AR · permitted uses
AR · Black River, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Black River. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Stories
1
Lot
2.39 ac
Current owner
From public records · entity-resolved
Black Riv Ambulance S INC
Entity
Free & Clear · 3 yrs held
Mailing address
303 PADDOCK ST, WATERTOWN, NY 13601-3942
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2023
$67,500
Black Riv Ambulance S INC
Marsha E Mcevoy T
Warranty Deed
—
May 10, 2021
$190,000
Marsha E Mcevoy T
Mountain Riv Vw Prop LLC
Warranty Deed
—
Feb 2, 2021
$42,000
North Country Capital LLC
Springfed INC
Warranty Deed
—
Jan 20, 2016
$145,000
Blizzard Barn INC
Munson,steven
Trustees Deed
—
May 10, 2005
—
Spjellie INC
Jellie,stephen
Quit Claim Deed
related
—
Jun 16, 2004
$190,000
Stephen Jellie
Moore,harry
Warranty Deed
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.
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