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Property profile & analytics
OFF-MARKET
Estimated value
$1,650,000
Refrigerated & Cold Storage
40 Lackawanna Ave, Mount Morris, NY 14510-1002
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-6287952
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1952
Total area
67,840 SF
Lot
8.5 ac (370,260 SF)
Zoning code
06 - INDUSTRIAL
APN
243601 106.15-1-49
UPID
US63-6287952
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
$1.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.73M
Blend (final)
Blend
$1.65M
Owner & transaction history
American Rock Salt Co LLC · 3 yrs held
American Rock Salt Co LLC
since 2022
Last sale
$1.7M
5 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Mount Morris, 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 Mount Morris submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Morris 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
$1,600,000
ML approach
$1,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.65M
Range $1.49M – $1.82M · ±10% · vs last sale $1.65M (Oct 20 2022)
Last sale anchor
$1.65M
Oct 20 2022
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
$24 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$40,345
Tax year 2020
Assessed value
$850,000
Assessed 2023
Previous assessed
$850,000
+0.0% YoY
Effective rate
4.75%
On assessed value
Assessed land
$74,000
Assessed improvement
$776,000
Land market value
$77,082
Improvement market value
$808,318
Total market value
$885,400
Applied tax rate
243,601.0000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1952
Heating
NONE
Buildings
1
Stories
1
Total area
67,840 SF
Lot
8.5 ac (370,260 SF)
Zoning code
06 - INDUSTRIAL
APN
243601 106.15-1-49
UPID
US63-6287952
Jurisdiction
LIVINGSTON
Zoning & alternative use
06 - INDUSTRIAL · Mount Morris, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Mount Morris, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mount Morris. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1952
Heating
NONE
Stories
1
Buildings
1
Lot
8.5 ac
Current owner
From public records · entity-resolved
American Rock Salt Co LLC
Entity
Mailing address
3846 RETSOF RD, RETSOF, NY 14539
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2022
$1,650,000
American Rock Salt Co LLC
Lineage Logistics Afs LLC
Deed
$1,320,000 · Genesee Regional Bank
Oct 27, 2020
—
Lineage Ny Mt Morris Re
Lineage Afs Master Re LLC
Warranty Deed
—
Apr 6, 2020
—
Lineage Afs Master Re LLC
—
Deed
related
$11,712,314 · Goldman Sachs Bank USA
Dec 28, 2012
—
Holdings LLC Allied Frozen Storage
Allied Frozen Storage, In
Deed
—
Jan 17, 2007
$1,150,000
Allied Frozen Storage INC
Genesee Valley Cold Stora
Deed
—
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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