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Property profile & analytics
OFF-MARKET
Warehouses
11951 Rte 98 Freedom, NY 14065
Entity Owned
22-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-4323186
Property profile
Verified
Property type
Warehouses
Use group
BULK STORAGE, TANKS
Year built
1996
Total area
4,100 SF
Lot
2.67 ac (116,305 SF)
Zoning code
01 - NOT ZONED
APN
044200 5.004-1-15.7
UPID
US63-4323186
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
Crabboil & Propane INC · 22 yrs held
Crabboil & Propane INC
since 2004
1 recorded transaction
Zoning & alternative use
01 - NOT ZONED · Freedom, 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 Freedom submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Freedom 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
$193,500
Assessed 2023
Previous assessed
$193,500
+0.0% YoY
Assessed land
$12,800
Assessed improvement
$180,700
Land market value
$12,800
Improvement market value
$180,700
Total market value
$193,500
Applied tax rate
48,401.0000
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
Warehouses
Use group
BULK STORAGE, TANKS
Status
Off-Market
Year built
1996
Heating
NONE
Buildings
2
Stories
1
Total area
4,100 SF
Lot
2.67 ac (116,305 SF)
Zoning code
01 - NOT ZONED
APN
044200 5.004-1-15.7
UPID
US63-4323186
Jurisdiction
CATTARAUGUS
Zoning & alternative use
01 - NOT ZONED · Freedom, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Freedom, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Freedom. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1996
Heating
NONE
Stories
1
Buildings
2
Lot
2.67 ac
Current owner
From public records · entity-resolved
Crabboil & Propane INC
Entity
Free & Clear · 22 yrs held
Mailing address
2440 SHERIDAN DR STE #301, TONAWANDA, NY 14150-9416
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2004
$100,000
Crabboil & Propane INC
472 West Main INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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