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Property profile & analytics
OFF-MARKET
Estimated value
$2,245,000
Distribution centers
15 Commerce Dr, Ballston Spa, NY 12020
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2140571
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2021
Total area
18,020 SF
Lot
3.26 ac (142,006 SF)
APN
412089 228.-2-48.3
UPID
US63-2140571
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
$2.34M
CAP Approach
CAP
$2.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.25M
Owner & transaction history
Pdrn LLC · 4 yrs held
Pdrn LLC
since 2021
Last sale
$2.2M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.6M
+123.1%
Auto repair, garage
$2.9M
+80.1%
Commercial (general)
$2.8M
+73.6%
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 Ballston Spa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballston Spa 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
$2,390,000
ML approach
$2,340,000
CAP Approach
CAP Return
Estimation
6%
$2,255,000
6.5%
$2,080,000
7%
$1,935,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,610,000
Current use
OFFICE BUILDING
$3,590,000
Change: +123% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,895,000
Change: +80% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,790,000
Change: +74% · Conversion: Difficult
Blend value · Realmo final
$2.25M
Range $2.02M – $2.47M · ±10% · vs last sale $2.20M (Dec 10 2021)
Last sale anchor
$2.20M
Dec 10 2021
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
$125 / 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
$630,700
Assessed 2023
Previous assessed
$630,700
+0.0% YoY
Assessed land
$190,400
Assessed improvement
$440,300
Land market value
$270,071
Improvement market value
$624,539
Total market value
$894,610
Applied tax rate
414,201.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2021
Heating
NONE
Stories
1
Total area
18,020 SF
Lot
3.26 ac (142,006 SF)
APN
412089 228.-2-48.3
UPID
US63-2140571
Jurisdiction
SARATOGA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.8M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2021
Heating
NONE
Stories
1
Lot
3.26 ac
Current owner
From public records · entity-resolved
Pdrn LLC
Entity
Mailing address
748 PIERCE RD, CLIFTON PARK, NY 12065-1303
Ownership since
2021
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
Dec 10, 2021
$2,200,000
Pdrn LLC
Mjp Design Build LLC
Warranty Deed
$1,270,132 · Adirondack Trust Company
Aug 23, 2021
—
Mjp Design Build LLC
—
Deed
related
$250,000 · Adirondack Trust Company
Feb 11, 2020
$350,000
Mjp Design-build LLC
Harold R Schultz
Warranty Deed
$25,000 · Adirondack Trust Co
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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