Entity Owned 
For Lease
1 / 14
$6.50 SF/Yr
18 Main St, Silver Creek, NY 14136
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Property summary
AI-generated overview
The former Petri Cookie manufacturing warehouse includes approximately 27,152 square feet of leasable space within a larger 126,420 square foot facility. The premises feature three food-grade silos, a walk-in freezer, and a building layout with office space on both the first and second floors. Loading accommodations include five dock doors and two drive-in doors. The structure is supported by a poured concrete foundation with block and steel framing, and is served by gas radiant heating, a wet sprinkler fire suppression system, and a 10,000 lb freight elevator. Electrical service is provided by a 1200 amp system with two 600 amp services. Ceiling heights range from approximately 12 to 30 feet, and the building has on-building signage. The property sits on approximately 10.9 acres, with an additional 6 acres adjacent to the main parcel, and is located on Main Street and Central Avenue in Silver Creek, New York.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1970
Total area
73,294 SF
Lot
3.5 ac (152,460 SF)
Zoning code
C
APN
064603 32.18-7-11
UPID
US63-2269076
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Department Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$570k
Blend (final)
Blend
$665k
Owner & transaction history
since 2014
1 recorded transaction
Zoning & alternative use
C · Silver Creek, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$665k
Value range
$599k – $732k
±10% around blend
Estimated value / SF
$9 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$599k
blend $665k
$732k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
73,294 SF
Lot area
3.5 ac
Year built
1970
Stories
2
APN
064603 32.18-7-11
Zoning
C
Assessed value
$500,000
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$570k
Range $420k – $2.33M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$665k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 24 sales
$17
-47%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $9/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.91M
Move the market yield to see immediate price impact.
Value / SF
$40
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$184k
$3.67M
$2.62M
$2.04M
$204k
$4.08M
$2.91M
$2.27M
$224k
$4.49M
$3.20M
$2.49M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Assessed value
$500,000
Assessed 2023
Previous assessed
$500,000
+0.0% YoY
Assessed land
$39,300
Assessed improvement
$460,700
Land market value
$67,759
Improvement market value
$794,310
Total market value
$862,069
Applied tax rate
64,601.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Lease
Year built
1970
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
73,294 SF
Lot
3.5 ac (152,460 SF)
Zoning code
C
APN
064603 32.18-7-11
UPID
US63-2269076
Jurisdiction
CHAUTAUQUA
Zoning & alternative use
C · Silver Creek, NYZoning C · permitted uses
C · Silver Creek, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
3.5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
Silver Creek, NY
Recorded code
C
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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