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Property profile & analytics
OFF-MARKET
Warehouses
401 Eleanor St, Horseheads, NY 14845-2460
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-0323681
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1912
Total area
6,804 SF
Lot
0.88 ac (38,333 SF)
Zoning code
VH05
APN
073401 59.10-2-14
UPID
US63-0323681
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Balland Enterprises INC · 7 yrs held
Balland Enterprises INC
since 2019
3 recorded transactions
Zoning & alternative use
VH05 · Horseheads, 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 Horseheads submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Horseheads 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,675
Tax year 2020
Assessed value
$173,800
Assessed 2023
Previous assessed
$173,800
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$94,500
Assessed improvement
$79,300
Land market value
$95,455
Improvement market value
$80,101
Total market value
$175,556
Applied tax rate
73,401.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1912
Heating
NONE
Buildings
1
Stories
2
Total area
6,804 SF
Lot
0.88 ac (38,333 SF)
Zoning code
VH05
APN
073401 59.10-2-14
UPID
US63-0323681
Jurisdiction
CHEMUNG
Zoning & alternative use
VH05 · Horseheads, NY
Zoning VH05 · permitted uses
VH05 · Horseheads, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Horseheads. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1912
Heating
NONE
Stories
2
Buildings
1
Lot
0.88 ac
Current owner
From public records · entity-resolved
Balland Enterprises INC
Entity
Mailing address
60 OLD ITHACA RD, HORSEHEADS, NY 14845-1768
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2019
$155,000
Balland Enterprises INC
Lance Lacorazza
Deed
$124,000 · Corning FCU
Mar 28, 2019
—
Lance Lacorazza
Philip Kuster Family Trus
Deed
$124,000 · Corning FCU
Apr 20, 2009
$9,802
Lance La Corazza
Chemung Co.
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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