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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Warehouses
102 Sharron Ave, Plattsburgh, NY 12901-3803
Individually Owned
2-yr Hold
Free & Clear
Property ID
US63-5618577
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Total area
20,348 SF
Lot
1.04 ac (45,302 SF)
Zoning code
03 - MULTI-FAMILY
APN
091300 221.15-5-8
UPID
US63-5618577
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
-
Loyalty Car Care Auto Repair Shop
-
City Dreams Theater & Performing Art Venue Music Venue
-
Warehouse Muzik Recording Studio Recording Studio
-
Benjis Brimz Clothing Store
-
Titherington Design & Manufacturing INC Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$431k
Blend (final)
Blend
$510k
Owner & transaction history
Henry Terranova · 2 yrs held
Henry Terranova
since 2024
Last sale
$511,665
6 recorded transactions
Zoning & alternative use
03 - MULTI-FAMILY · Plattsburgh, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$730,000
+15.4%
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 Plattsburgh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plattsburgh 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
$510,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$630,000
Current use
RETAIL STORES
$730,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $512k (Mar 8 2024)
Last sale anchor
$512k
Mar 8 2024
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
$25 / 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
Property tax & assessments
Assessed value
$450,000
Assessed 2023
Previous assessed
$438,900
+2.5% YoY
Assessed land
$97,000
Assessed improvement
$353,000
Land market value
$97,000
Improvement market value
$353,000
Total market value
$450,000
Applied tax rate
91,300.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1978
Heating
NONE
Buildings
1
Stories
1
Total area
20,348 SF
Lot
1.04 ac (45,302 SF)
Zoning code
03 - MULTI-FAMILY
APN
091300 221.15-5-8
UPID
US63-5618577
Jurisdiction
CLINTON
Zoning & alternative use
03 - MULTI-FAMILY · Plattsburgh, NY
Zoning 03 - MULTI-FAMILY · permitted uses
03 - MULTI-FAMILY · Plattsburgh, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plattsburgh. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$630,000
RETAIL STORES
Est. value
$730,000
WAREHOUSE, STORAGE Current
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
1978
Heating
NONE
Stories
1
Buildings
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Henry Terranova
Individual
Free & Clear · 2 yrs held
Mailing address
3037 TIMOTHY RD, BELLMORE, NY 11710-5225
Ownership since
2024
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 8, 2024
$595,607
Henry Terranova
Sharron Ave Hldgs LLC
Foreclosure
related
—
Feb 21, 2023
—
Sharron Ave Hldgs LLC
—
Deed
related
$550,000 · Henry Terranova
Nov 4, 2022
—
Sharron Ave Hldgs LLC
—
Deed
related
$550,000 · Henry Terranova
Jun 15, 2021
$511,665
Mold Rite Plastic LLC
Titherington Design INC
Deed
—
Dec 30, 2013
$380,000
Titherington Design & Mfg INC
Titherington Props INC
Grant Deed
related
—
Dec 31, 2007
$429,780
Titherington Props INC
Drew,michael
Grant 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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