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Property profile & analytics
FOR SALE
Refrigerated & Cold Storage
381 Vineyard Ave, Highland, NY 12528
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-3769205
For Sale
1 / 31
$3,900,000
381 Vineyard Ave, Highland, NY 12528
View Listing →
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1994
Total area
19,908 SF
Lot
8 ac (348,480 SF)
APN
513200 95.2-8-15.211
UPID
US63-3769205
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
-
Frozen Pastry Products Food Processing Plant
-
Hvf Inc Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.01M
CAP Approach
CAP
$2.48M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.01M
Owner & transaction history
Vineyard Highland LLC · 2 yrs held
Vineyard Highland LLC
since 2024
Last sale
$3.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+112.9%
Auto repair, garage
$3.7M
+105.0%
Commercial (general)
$3.4M
+84.5%
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 Highland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland 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
$3,005,000
ML approach
$3,005,000
CAP Approach
CAP Return
Estimation
6%
$2,685,000
6.5%
$2,475,000
7%
$2,300,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,825,000
Current use
RESTAURANT
$3,890,000
Change: +113% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,745,000
Change: +105% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,370,000
Change: +84% · Conversion: Difficult
OFFICE BUILDING
$2,710,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$3.01M
Range $2.70M – $3.31M · ±10% · vs last sale $3.01M (Feb 22 2024)
Last sale anchor
$3.01M
Feb 22 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
$151 / 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
$675,900
Assessed 2023
Previous assessed
$675,900
+0.0% YoY
Assessed land
$114,700
Assessed improvement
$561,200
Land market value
$161,549
Improvement market value
$790,423
Total market value
$951,972
Applied tax rate
513,203.0000
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
For Sale
Year built
1994
Heating
NONE
Buildings
1
Stories
1
Total area
19,908 SF
Lot
8 ac (348,480 SF)
APN
513200 95.2-8-15.211
UPID
US63-3769205
Jurisdiction
ULSTER
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
WAREHOUSE, STORAGE Current
Est. value
$1.8M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.4M
OFFICE BUILDING
Est. value
$2.7M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1994
Heating
NONE
Stories
1
Buildings
1
Lot
8 ac
Current owner
From public records · entity-resolved
Vineyard Highland LLC
Entity
Free & Clear · 2 yrs held
Mailing address
404 S WARREN ST #404, SYRACUSE, NY 13202-2604
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
Feb 22, 2024
$3,005,000
Vineyard Highland LLC
381 Vineyard LLC
Deed
—
—
—
Hudson Valley Farms INC
—
Deed Of Trust
related
$156,000 · Southeast Atlantic Holdings Ll
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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