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Property profile & analytics
OFF-MARKET
Estimated value
$6,800,000
Manufacturing properties
2201 Dwyer Ave, Utica, NY 13501-1101
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-0619075
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Total area
184,128 SF
Lot
13.3 ac (579,348 SF)
APN
301600 319.15-2-26
UPID
US63-0619075
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
-
Ultimate Boiler General Contractor
-
Human Technologies Corporation Charitable Organization Social Service Agency
-
Green Mountain Boilers Distribution Center Logistics Company
-
ECR International, Inc Corporate Office
-
Pennco Metal Fabrication Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.18M
Blend (final)
Blend
$6.80M
Owner & transaction history
Human Technologies P Corp · 2 yrs held
Human Technologies P Corp
since 2024
Last sale
$6.8M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.5M
+157.0%
Warehouse, storage
$9.4M
+129.7%
Medical building
$8.8M
+115.8%
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 Utica submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Utica 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
$6,800,000
ML approach
$6,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,090,000
Current use
RETAIL STORES
$10,515,000
Change: +157% · Conversion: Moderate
WAREHOUSE, STORAGE
$9,400,000
Change: +130% · Conversion: Easy
MEDICAL BUILDING
$8,825,000
Change: +116% · Conversion: Difficult
OFFICE BUILDING
$6,180,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$6.80M
Range $6.12M – $7.48M · ±10% · vs last sale $6.80M (Feb 28 2024)
Last sale anchor
$6.80M
Feb 28 2024
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
$37 / 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
$2,100,000
Assessed 2023
Previous assessed
$2,100,000
+0.0% YoY
Assessed land
$265,000
Assessed improvement
$1,835,000
Land market value
$616,279
Improvement market value
$4,267,442
Total market value
$4,883,721
Applied tax rate
301,600.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
184,128 SF
Lot
13.3 ac (579,348 SF)
APN
301600 319.15-2-26
UPID
US63-0619075
Jurisdiction
ONEIDA
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.1M
RETAIL STORES
Est. value
$10.5M
WAREHOUSE, STORAGE
Est. value
$9.4M
MEDICAL BUILDING
Est. value
$8.8M
OFFICE BUILDING
Est. value
$6.2M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
WAREHOUSE, STORAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1960
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
13.3 ac
Current owner
From public records · entity-resolved
Human Technologies P Corp
Entity
Free & Clear · 2 yrs held
Mailing address
2260 DWYER AVE, UTICA, NY 13501-1102
Ownership since
2024
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 28, 2024
$6,800,000
Human Technologies P Corp
Ecr Properties INC
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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