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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Warehouses
385 Glenwood Rd, Pine Island, NY 10969
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-4230527
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2011
Total area
3,960 SF
Lot
21 ac (914,760 SF)
Zoning code
115
APN
335489 10-1-28.222
UPID
US63-4230527
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
$850k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$870k
Owner & transaction history
Black Dirt Distilling LLC · 2 yrs held
Black Dirt Distilling LLC
since 2023
Last sale
$900,000
4 recorded transactions
Zoning & alternative use
115 · Pine Island, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$815,000
+138.4%
Office building
$755,000
+119.9%
Auto repair, garage
$660,000
+92.9%
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 Pine Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pine Island 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
$820,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
$655,000
6.5%
$605,000
7%
$560,000
Alternative Use
Use
Estimation
RETAIL STORES
$815,000
Change: +138% · Conversion: Moderate
OFFICE BUILDING
$755,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$660,000
Change: +93% · Conversion: Easy
COMMERCIAL (GENERAL)
$560,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $900k (Aug 31 2023)
Last sale anchor
$900k
Aug 31 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
$220 / 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
$34,000
Assessed 2023
Previous assessed
$34,000
+0.0% YoY
Assessed land
$15,900
Assessed improvement
$18,100
Land market value
$171,907
Improvement market value
$195,693
Total market value
$367,600
Applied tax rate
335,401.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2011
Heating
NONE
Stories
1
Total area
3,960 SF
Lot
21 ac (914,760 SF)
Zoning code
115
APN
335489 10-1-28.222
UPID
US63-4230527
Jurisdiction
ORANGE
Zoning & alternative use
115 · Pine Island, NY
Zoning 115 · permitted uses
115 · Pine Island, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pine Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$815,000
OFFICE BUILDING
Est. value
$755,000
AUTO REPAIR, GARAGE
Est. value
$660,000
COMMERCIAL (GENERAL)
Est. value
$560,000
RETAIL STORES
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
2011
Heating
NONE
Stories
1
Lot
21 ac
Current owner
From public records · entity-resolved
Black Dirt Distilling LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 354, WARWICK, NY 10990-0354
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2023
$900,000
Black Dirt Distilling LLC
American Fruits Cordial C
Deed
—
Jul 20, 2022
—
American Fruits Cordial
American Fruits Cordial
Deed
related
—
Sep 17, 2018
—
American Fruits Cordial Corp
—
Deed
related
$960,000 · Farm Credit Svcs
—
—
American Fruits Cordial Corp
—
Deed Of Trust
related
$960,000 · Farm Credit Svcs
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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