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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Warehouses
10 Van Dorn Ave, Mount Morris, NY 14510-1507
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-2740034
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1985
Total area
14,400 SF
Lot
3.1 ac (135,036 SF)
Zoning code
05 - COMMERCIAL
APN
243601 115.8-1-4.2
UPID
US63-2740034
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
$945k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$662k
Blend (final)
Blend
$935k
Owner & transaction history
Lb Re Hldgs LLC · 3 yrs held
Lb Re Hldgs LLC
since 2023
Last sale
$950,000
2 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Mount Morris, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+92.3%
Office building
$1.4M
+91.5%
Auto repair, garage
$1.2M
+62.0%
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 Mount Morris submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Morris 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
$900,000
ML approach
$945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$725,000
Current use
RESTAURANT
$1,395,000
Change: +92% · Conversion: Difficult
OFFICE BUILDING
$1,385,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: +62% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,010,000
Change: +39% · Conversion: Difficult
RETAIL STORES
$960,000
Change: +33% · Conversion: Moderate
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $950k (Jun 14 2023)
Last sale anchor
$950k
Jun 14 2023
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
$65 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$15,812
Tax year 2020
Assessed value
$329,300
Assessed 2023
Previous assessed
$329,300
+0.0% YoY
Effective rate
4.80%
On assessed value
Assessed land
$124,000
Assessed improvement
$205,300
Land market value
$129,159
Improvement market value
$213,841
Total market value
$343,000
Applied tax rate
243,601.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1985
Heating
NONE
Buildings
1
Stories
1
Total area
14,400 SF
Lot
3.1 ac (135,036 SF)
Zoning code
05 - COMMERCIAL
APN
243601 115.8-1-4.2
UPID
US63-2740034
Jurisdiction
LIVINGSTON
Zoning & alternative use
05 - COMMERCIAL · Mount Morris, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Mount Morris, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mount Morris. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$725,000
RESTAURANT
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
RETAIL STORES
Est. value
$960,000
WAREHOUSE, STORAGE Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1985
Heating
NONE
Stories
1
Buildings
1
Lot
3.1 ac
Current owner
From public records · entity-resolved
Lb Re Hldgs LLC
Entity
Free & Clear · 3 yrs held
Mailing address
10 VAN DORN AVE, MOUNT MORRIS, NY 14510-1507
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2023
$950,000
Lb Re Hldgs LLC
10 Vandorn Ave LLC
Warranty Deed
—
Dec 30, 2013
—
10 Vandorn Ave LLC
Harry M Elliot
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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