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Property profile & analytics
OFF-MARKET
Investment properties
21 Level Acres Dr Horseheads, NY 14845-1782
Individually Owned
3-yr Hold
Free & Clear
Property ID
US63-1692470
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1957
Total area
2,808 SF
Lot
1.14 ac (49,658 SF)
Zoning code
TH04
APN
073489 49.02-5-1
UPID
US63-1692470
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
-
Finger Lakes South Enterprises LLC Waste Management Facility Hazardous Waste Disposal
-
Finger Lakes South Imports Car Dealership
-
Buildex Associates Construction Company General Contractor
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
Upstate Commercial Proper · 3 yrs held
Upstate Commercial Proper
since 2023
Last sale
$225,000
1 recorded transaction
Zoning & alternative use
TH04 · Horseheads, 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 Horseheads submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horseheads 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
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$5,860
Tax year 2020
Assessed value
$176,000
Assessed 2023
Previous assessed
$370,100
-52.4% YoY
Effective rate
3.33%
On assessed value
Assessed land
$89,400
Assessed improvement
$86,600
Land market value
$90,303
Improvement market value
$87,475
Total market value
$177,778
Applied tax rate
73,401.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1957
Heating
NONE
Buildings
2
Stories
1
Total area
2,808 SF
Lot
1.14 ac (49,658 SF)
Zoning code
TH04
APN
073489 49.02-5-1
UPID
US63-1692470
Jurisdiction
CHEMUNG
Zoning & alternative use
TH04 · Horseheads, NY
Zoning TH04 · permitted uses
TH04 · Horseheads, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Horseheads. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1957
Heating
NONE
Stories
1
Buildings
2
Lot
1.14 ac
Current owner
From public records · entity-resolved
Upstate Commercial Proper
Individual
Free & Clear · 3 yrs held
Mailing address
851 STATE RTE 13, HORSEHEADS, NY 14845-7297
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2023
$225,000
Upstate Commercial Proper
Gerard D Picarazzi
Warranty 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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