OFF-MARKET
Warehouses
Entity Owned
2-yr Hold
Free & Clear
Entity Owned 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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$820k
Owner & transaction history
since 2023
Last sale
$900,000
4 recorded transactions
Zoning & alternative use
115 · Pine Island, NY
Top alternative use upside
Retail stores
$815,000
+138.4%
Office building
$755,000
+119.9%
Auto repair, garage
$660,000
+92.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$820k
Value range
$738k – $902k
±10% around blend
Estimated value / SF
$207 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$738k
blend $820k
$902k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,960 SF
Lot area
21 ac
Year built
2011
Stories
1
APN
335489 10-1-28.222
Assessed value
$34,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$605k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$655k
@ 6.5% CAP return
$605k
@ 7% CAP return
$560k
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$820k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 76 sales
$87
+139%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $207/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+138%
vs current-use indication
Office Building
Auto Repair, Garage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.80%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.80%
9.0%
NOI (est.)
$63k *
Last sale · Aug 2023
$900k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.31M
Move the market yield to see immediate price impact.
Value / SF
$331
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.30%4.80%5.30%
$57k
$1.32M
$1.18M
$1.07M
$63k
$1.47M
$1.31M
$1.19M
$69k
$1.61M
$1.44M
$1.31M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, NYZoning 115 · permitted uses
115 · Pine Island, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2011
Heating
NONE
Stories
1
Lot
21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
115
Jurisdiction
Pine Island, NY
Recorded code
115
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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