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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Sports & entertainment properties
24 Old Black Mdw Rd, Chester, NY 10918-2226
Entity Owned
16-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-2393572
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2010
Total area
9,460 SF
Lot
11.8 ac (514,008 SF)
Zoning code
IP
APN
332289 6-1-15
UPID
US63-2393572
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
-
The Rock Sports Park Gym & Fitness Center Sports Field & Court
-
Frozen Ropes General Contractor
-
Tony Abbatine Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$780k
Owner & transaction history
Frozen Rock LLC · 16 yrs held
Frozen Rock LLC
since 2009
4 recorded transactions
Zoning & alternative use
IP · Chester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+40.2%
Commercial (general)
$1.1M
+32.4%
Office building
$1.0M
+21.3%
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 Chester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chester 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$845,000
Current use
RESTAURANT
$1,185,000
Change: +40% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,120,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,025,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$935,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$830,000
Change: -2% · Conversion: Difficult
MEDICAL BUILDING
$805,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±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
$82 / 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
Tax year 2021Property tax & assessments
Tax year 2021
Assessed value
$1,102,000
Assessed 2023
Previous assessed
$1,102,000
+0.0% YoY
Assessed land
$427,000
Assessed improvement
$675,000
Land market value
$1,041,462
Improvement market value
$1,646,338
Total market value
$2,687,800
Applied tax rate
332,201.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2010
Heating
NONE
Cooling
PARTIAL
Buildings
4
Stories
1
Total area
9,460 SF
Lot
11.8 ac (514,008 SF)
Zoning code
IP
APN
332289 6-1-15
UPID
US63-2393572
Jurisdiction
ORANGE
Zoning & alternative use
IP · Chester, NY
Zoning IP · permitted uses
IP · Chester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$845,000
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$935,000
RETAIL STORES
Est. value
$830,000
MEDICAL BUILDING
Est. value
$805,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
2010
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
11.8 ac
Current owner
From public records · entity-resolved
Frozen Rock LLC
Entity
Free & Clear · 16 yrs held
Mailing address
12 ELKAY DR, CHESTER, NY 10918-3001
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2009
$775,000
Frozen Rock LLC
Gangemi,sevy
Grant Deed
—
May 29, 2001
—
Daniel N Fini
Fini,joseph C
Quit Claim Deed
related
—
—
—
Frozen Rock LLC
—
Deed Of Trust
related
$295,310 · Catskill Hudson Bank
—
—
Frozen Rock LLC
—
Deed Of Trust
related
$1,968,968 · Catskill Hudson 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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