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Property profile & analytics
OFF-MARKET
Estimated value
$5,535,000
Manufacturing properties
428 Hudson Riv Rd, Waterford, NY 12188-1916
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2756461
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Total area
121,620 SF
Lot
7.19 ac (313,196 SF)
Zoning code
06 - INDUSTRIAL
APN
413800 286.-1-5.1
UPID
US63-2756461
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
$6.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.54M
Owner & transaction history
428 Hudson River Road LLC · 4 yrs held
428 Hudson River Road LLC
since 2022
Last sale
$5.7M
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Waterford, 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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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
$7,275,000
ML approach
$6,415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,130,000
Current use
Blend value · Realmo final
$5.54M
Range $4.98M – $6.09M · ±10% · vs last sale $5.70M (Apr 27 2022)
Last sale anchor
$5.70M
Apr 27 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
$46 / 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
$1,900,000
Assessed 2023
Previous assessed
$1,900,000
+0.0% YoY
Assessed land
$178,300
Assessed improvement
$1,721,700
Land market value
$419,529
Improvement market value
$4,051,059
Total market value
$4,470,588
Applied tax rate
415,401.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1973
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
121,620 SF
Lot
7.19 ac (313,196 SF)
Zoning code
06 - INDUSTRIAL
APN
413800 286.-1-5.1
UPID
US63-2756461
Jurisdiction
SARATOGA
Zoning & alternative use
06 - INDUSTRIAL · Waterford, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Waterford, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$7.1M
INDUSTRIAL (GENERAL) Current
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
1973
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
7.19 ac
Current owner
From public records · entity-resolved
428 Hudson River Road LLC
Entity
Mailing address
PO BOX 790, BURLINGTON, VT 05402-0790
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2022
$5,700,000
428 Hudson River Road LLC
Perry Rlty Assoc LLC
Warranty Deed
$5,780,000 · Bank Of New Hampshire
May 4, 2018
—
LLC Perry Realty Assocs
County Of Saratoga Ida
Grant Deed
related
—
—
—
Perry Realty Associates LLC
—
Deed Of Trust
related
$2,800,000 · First Niagara Bk
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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