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Property profile & analytics
OFF-MARKET
Estimated value
$1,780,000
Warehouses
22 Corporate Dr Halfmoon, NY 12065-8603
Entity Owned
Absentee Owner
Free & Clear
Property ID
US63-1637081
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1996
Total area
13,200 SF
Lot
1.98 ac (86,249 SF)
Zoning code
07 - MIXED
APN
413800 278.-1-22.7
UPID
US63-1637081
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
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
Atlantic Testing Laboratories Engineering Consultant Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.53M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.78M
Owner & transaction history
Nm Phngrp LLC
Nm Phngrp LLC
since 2025
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
07 - MIXED · Halfmoon, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.9M
+144.5%
Commercial (general)
$2.6M
+119.4%
Auto repair, garage
$2.1M
+80.1%
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 Halfmoon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Halfmoon 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%
$1,650,000
6.5%
$1,525,000
7%
$1,415,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,180,000
Current use
OFFICE BUILDING
$2,880,000
Change: +145% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,585,000
Change: +119% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,120,000
Change: +80% · Conversion: Easy
Blend value · Realmo final
$1.78M
Range $1.60M – $1.96M · ±10% · vs last sale $2.39M (Jun 25 2025)
Last sale anchor
$2.39M
Jun 25 2025
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
$135 / 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
$765,000
Assessed 2023
Previous assessed
$765,000
+0.0% YoY
Assessed land
$64,800
Assessed improvement
$700,200
Land market value
$152,471
Improvement market value
$1,647,529
Total market value
$1,800,000
Applied tax rate
412,402.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
13,200 SF
Lot
1.98 ac (86,249 SF)
Zoning code
07 - MIXED
APN
413800 278.-1-22.7
UPID
US63-1637081
Jurisdiction
SARATOGA
Zoning & alternative use
07 - MIXED · Halfmoon, NYZoning 07 - MIXED · permitted uses
07 - MIXED · Halfmoon, NY
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
$1.2M
OFFICE BUILDING
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.1M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1996
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1.98 ac
Current owner
From public records · entity-resolved
Nm Phngrp LLC
Entity
Free & Clear · 0 yrs held
Mailing address
6431 US HWY 11, CANTON, NY 13617-3979
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2025
—
Nm Phngrp LLC
—
Deed
related
$1,718,611 · Citibank NA
Sep 25, 2025
$2,385,542
Nm Phngrp LLC
Atlantic Testing Labo Ltd
Deed
—
Apr 14, 2023
—
Atlantic Testing Laborato
—
Deed
related
$355,000 · Nbt Bank National Association
Jan 3, 2019
—
Atlantic Testing Laboratories
—
Deed
related
$37,966 · Nbt Bk
—
—
Atlantic Testing Laboratories
—
Deed Of Trust
related
$37,966 · Nbt Bk
—
—
Atlantic Testing Laboratories
—
Loan Modification
related
$1,252,000 · Nbt Bk
—
—
Atlantic Testing Laboratories
—
Deed Of Trust
related
$1,252,000 · First Niagara Bank
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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