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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Manufacturing properties
1 Ice Cream Plz Akron, NY 14001-1036
Entity Owned
13-yr Hold
Free & Clear
Property ID
US63-2494186
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2007
Total area
18,853 SF
Lot
0.62 ac (27,007 SF)
Zoning code
19
APN
145601 47.07-1-6.11/B
UPID
US63-2494186
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
-
Perry's Ice Cream Co Inc. Food Processing Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$979k
Blend (final)
Blend
$985k
Owner & transaction history
Icp Realty Corp · 13 yrs held
Icp Realty Corp
since 2013
3 recorded transactions
Zoning & alternative use
19 · Akron, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+138.1%
Warehouse, storage
$1.1M
+68.7%
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 Akron submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Akron 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,380,000
6.5%
$1,275,000
7%
$1,180,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$655,000
Current use
COMMERCIAL (GENERAL)
$1,560,000
Change: +138% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,105,000
Change: +69% · Conversion: Easy
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±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
$52 / 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
$1,400,000
Assessed 2023
Previous assessed
$1,200,000
+16.7% YoY
Assessed land
$3,100
Assessed improvement
$1,396,900
Land market value
$3,100
Improvement market value
$1,396,900
Total market value
$1,400,000
Applied tax rate
145,601.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2007
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
18,853 SF
Lot
0.62 ac (27,007 SF)
Zoning code
19
APN
145601 47.07-1-6.11/B
UPID
US63-2494186
Jurisdiction
ERIE
Zoning & alternative use
19 · Akron, NY
Zoning 19 · permitted uses
19 · Akron, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Akron. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2007
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
Icp Realty Corp
Entity
Free & Clear · 13 yrs held
Mailing address
1 ICE CREAM PLZ, AKRON, NY 14001-1036
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2013
—
Icp Realty Corp
Erie County Industrial Dev
Quit Claim Deed
related
—
—
—
Icp Realty Corp
—
Deed Of Trust
related
$1,000,000 · Esl FCU
—
—
Icp Realty Corp
—
Loan Modification
related
$3,528,370 · Esl FCU
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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