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Property profile & analytics
OFF-MARKET
Estimated value
$1,495,000
Refrigerated & Cold Storage
3165 Rte 16th N, Olean, NY 14760-9797
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3390918
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1970
Total area
25,412 SF
Lot
6.47 ac (281,833 SF)
Zoning code
01 - NOT ZONED
APN
044600 85.012-1-39.1
UPID
US63-3390918
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
3165 Route 16 N LLC · 3 yrs held
3165 Route 16 N LLC
since 2023
Last sale
$1.5M
1 recorded transaction
Zoning & alternative use
01 - NOT ZONED · Olean, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+78.7%
Commercial (general)
$2.3M
+69.0%
Office building
$1.8M
+32.2%
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 Olean submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Olean 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
$1,475,000
ML approach
$1,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,335,000
Current use
RESTAURANT
$2,385,000
Change: +79% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,255,000
Change: +69% · Conversion: Difficult
OFFICE BUILDING
$1,765,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,700,000
Change: +27% · Conversion: Easy
RETAIL STORES
$1,535,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±10% · vs last sale $1.50M (Jun 7 2023)
Last sale anchor
$1.50M
Jun 7 2023
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
$59 / 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
$871,200
Assessed 2023
Previous assessed
$871,200
+0.0% YoY
Assessed land
$17,200
Assessed improvement
$854,000
Land market value
$24,571
Improvement market value
$1,220,000
Total market value
$1,244,571
Applied tax rate
44,601.0000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
25,412 SF
Lot
6.47 ac (281,833 SF)
Zoning code
01 - NOT ZONED
APN
044600 85.012-1-39.1
UPID
US63-3390918
Jurisdiction
CATTARAUGUS
Zoning & alternative use
01 - NOT ZONED · Olean, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Olean, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Olean. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES
Est. value
$1.5M
WAREHOUSE, STORAGE Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1970
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
6.47 ac
Current owner
From public records · entity-resolved
3165 Route 16 N LLC
Entity
Mailing address
PO BOX 396, OLEAN, NY 14760-0396
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jun 7, 2023
$1,500,000
3165 Route 16 N LLC
Sanzo Beverage Co INC
Warranty Deed
$1,728,000 · Community Bank NA
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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