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Property profile & analytics
OFF-MARKET
Estimated value
$24,550,000
Refrigerated & Cold Storage
2508 Warners Rd, Warners, NY 13164-9707
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-2821386
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1985
Total area
359,422 SF
Lot
25.5 ac (1,110,780 SF)
Zoning code
INA
APN
315689 054.-04-16.1
UPID
US63-2821386
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
-
Sysco Syracuse - Food Distributor & Restaurant Supplies Big Box & Wholesale Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.15M
Comparable Approach
Comparable
$16.77M
Blend (final)
Blend
$24.55M
Owner & transaction history
Sywany001 LLC · 1 yrs held
Sywany001 LLC
since 2024
Last sale
$31.7M
2 recorded transactions
Zoning & alternative use
INA · Warners, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$38.5M
+79.8%
Office building
$38.1M
+78.1%
Auto repair, garage
$37.0M
+72.9%
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 Warners submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warners 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%
$32,660,000
6.5%
$30,150,000
7%
$27,995,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$21,405,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$38,475,000
Change: +80% · Conversion: Moderate
OFFICE BUILDING
$38,120,000
Change: +78% · Conversion: Difficult
AUTO REPAIR, GARAGE
$37,005,000
Change: +73% · Conversion: Easy
COMMERCIAL (GENERAL)
$32,795,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$24.55M
Range $22.10M – $27.01M · ±10% · vs last sale $31.70M (Sep 26 2024)
Last sale anchor
$31.70M
Sep 26 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
$68 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$8,600,000
Assessed 2023
Previous assessed
$8,600,000
+0.0% YoY
Assessed land
$640,000
Assessed improvement
$7,960,000
Land market value
$673,684
Improvement market value
$8,378,948
Total market value
$9,052,632
Applied tax rate
312,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
2
Total area
359,422 SF
Lot
25.5 ac (1,110,780 SF)
Zoning code
INA
APN
315689 054.-04-16.1
UPID
US63-2821386
Jurisdiction
ONONDAGA
Zoning & alternative use
INA · Warners, NY
Zoning INA · permitted uses
INA · Warners, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warners. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$21.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$38.5M
OFFICE BUILDING
Est. value
$38.1M
AUTO REPAIR, GARAGE
Est. value
$37.0M
COMMERCIAL (GENERAL)
Est. value
$32.8M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1985
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
25.5 ac
Current owner
From public records · entity-resolved
Sywany001 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2508 WARNERS RD, WARNERS, NY 13164-9707
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2024
$31,700,000
Sywany001 LLC
Sysco Syracuse LLC
Deed
—
Jul 14, 2022
—
Sysco Syracuse LLC
Onondaga Indust Dev Agncy
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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