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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Warehouses
259 Ushers Rd Round Lake, NY 12151
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-6018845
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2006
Total area
40,000 SF
Lot
1.87 ac (81,457 SF)
Zoning code
05 - COMMERCIAL
APN
412400 259.-2-104
UPID
US63-6018845
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
-
Life Storage - Clifton Park Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.56M
Blend (final)
Blend
$2.84M
Owner & transaction history
Mhc 83 LLC · 5 yrs held
Mhc 83 LLC
since 2020
Last sale
$2.7M
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Round Lake, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Round Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Round Lake 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
$3,115,000
ML approach
$3,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,570,000
Current use
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±10% · vs last sale $2.67M (Sep 11 2020)
Last sale anchor
$2.67M
Sep 11 2020
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
$71 / 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
$725,200
Assessed 2023
Previous assessed
$725,200
+0.0% YoY
Assessed land
$153,900
Assessed improvement
$571,300
Land market value
$394,615
Improvement market value
$1,464,872
Total market value
$1,859,487
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
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
2006
Heating
NONE
Buildings
1
Stories
2
Total area
40,000 SF
Lot
1.87 ac (81,457 SF)
Zoning code
05 - COMMERCIAL
APN
412400 259.-2-104
UPID
US63-6018845
Jurisdiction
SARATOGA
Zoning & alternative use
05 - COMMERCIAL · Round Lake, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Round Lake, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Round Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.6M
WAREHOUSE, STORAGE Current
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
2006
Heating
NONE
Stories
2
Buildings
1
Lot
1.87 ac
Current owner
From public records · entity-resolved
Mhc 83 LLC
Entity
Mailing address
6467 MAIN ST, WILLIAMSVILLE, NY 14221-5856
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2022
—
Mhc 83 Hw Portfolio LLC
—
Deed
related
$1,476,250 · Citi Real Estate Funding
Sep 11, 2020
$2,665,500
Mhc 83 LLC
Prime 259 Ushers LLC
Deed
$120,000,000 · Citibank NA
Apr 8, 2014
$2,550,000
Prime 259 Ushers LLC
259 Ushers Road Self Storage I
Grant Deed
—
Dec 4, 2007
—
Ushers Road Self Storage I 259
259 Ushers Road Self Storage I
Quit Claim Deed
related
—
Oct 26, 2006
—
Saratoga County Sewer District
259 Ushers Road Self Storage I
Warranty Deed
related
—
—
—
Prime 259 Ushers LLC
—
Loan Modification
related
$2,387,657 · Community Bk
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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