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Property profile & analytics
FOR SALE
Industrial properties
21 Sullivan Pkwy Fort Edward, NY 12828
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-0643072
For Sale
1 / 3
$1,350,000
21 Sullivan Pkwy, Fort Edward, NY 12828
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1990
Total area
16,200 SF
Lot
1.22 ac (53,143 SF)
Zoning code
06 - INDUSTRIAL
APN
533089 163.9-2-1.3
UPID
US63-0643072
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
-
Ferguson Industrial Factory Industrial Manufacturer
-
Linuo Valves Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.54M
Comparable Approach
Comparable
$1.43M
Blend (final)
Blend
$1.49M
Owner & transaction history
Patrick F Herlhy · 4 yrs held
Patrick F Herlhy
since 2021
1 recorded transaction
Zoning & alternative use
06 - INDUSTRIAL · Fort Edward, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+109.2%
Retail stores
$2.0M
+104.5%
Office building
$1.7M
+69.5%
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 Fort Edward submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Edward 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,670,000
6.5%
$1,540,000
7%
$1,430,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$980,000
Current use
RESTAURANT
$2,050,000
Change: +109% · Conversion: Difficult
RETAIL STORES
$2,005,000
Change: +105% · Conversion: Moderate
OFFICE BUILDING
$1,660,000
Change: +70% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,405,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,225,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$945,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10%
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
$92 / 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
$729,000
Assessed 2023
Previous assessed
$729,000
+0.0% YoY
Assessed land
$72,600
Assessed improvement
$656,400
Land market value
$72,600
Improvement market value
$656,400
Total market value
$729,000
Applied tax rate
534,401.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
Year built
1990
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
16,200 SF
Lot
1.22 ac (53,143 SF)
Zoning code
06 - INDUSTRIAL
APN
533089 163.9-2-1.3
UPID
US63-0643072
Jurisdiction
WASHINGTON
Zoning & alternative use
06 - INDUSTRIAL · Fort Edward, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Fort Edward, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Edward. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$980,000
RESTAURANT
Est. value
$2.1M
RETAIL STORES
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$945,000
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.22 ac
Current owner
From public records · entity-resolved
Patrick F Herlhy
Individual
Free & Clear · 4 yrs held
Mailing address
365 RIV RD, PAWCATUCK, CT 06379-2073
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2021
—
Patrick F Herlhy
Patrick F Herlhy
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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