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Property profile & analytics
FOR SALE
Industrial properties
44 River St, Cortland, NY 13045
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3211698
For Sale
1 / 2
$2,600,000
44 River St, Cortland, NY 13045
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1970
Total area
60,623 SF
Lot
14.95 ac (651,222 SF)
Zoning code
06 - INDUSTRIAL
APN
110200 87.38-01-02.000
UPID
US63-3211698
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
Current use
Occupant on record · Public records
-
Cortland Cable Co Factory Production Facility
-
Sa Hatfield Inc Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.19M
Owner & transaction history
44 River LLC · 2 yrs held
44 River LLC
since 2023
Last sale
$2.2M
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Cortland, 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 Cortland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cortland 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
$2,165,000
ML approach
$2,405,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,475,000
Current use
Blend value · Realmo final
$2.19M
Range $1.97M – $2.41M · ±10% · vs last sale $2.20M (Oct 10 2023)
Last sale anchor
$2.20M
Oct 10 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
$36 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$26,192
Tax year 2023
Assessed value
$770,000
Assessed 2023
Previous assessed
$770,000
+0.0% YoY
Effective rate
3.40%
On assessed value
Assessed land
$295,000
Assessed improvement
$475,000
Land market value
$404,110
Improvement market value
$650,685
Total market value
$1,054,795
Applied tax rate
110,200.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
Year built
1970
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
60,623 SF
Lot
14.95 ac (651,222 SF)
Zoning code
06 - INDUSTRIAL
APN
110200 87.38-01-02.000
UPID
US63-3211698
Jurisdiction
CORTLAND
Zoning & alternative use
06 - INDUSTRIAL · Cortland, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Cortland, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cortland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
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
1970
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
14.95 ac
Current owner
From public records · entity-resolved
44 River LLC
Entity
Mailing address
PO BOX 1177, TULLY, NY 13159-1177
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2023
$2,200,000
44 River LLC
River Run Properties LLC
Warranty Deed
$900,000 · Provident Bank
Oct 10, 2023
—
River Run Properties LLC
R J & J And Family LLC
Correction Deed
related
—
May 25, 2011
$650,000
River Run Properties LLC
Rj & J & Family LLC
Warranty Deed
$445,000 · Rj&j & Family LLC
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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