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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Warehouses
5272 County Rte 70a, Avoca, NY 14809-9724
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US63-1525235
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
10,400 SF
Lot
2.43 ac (105,851 SF)
APN
462289 114.00-01-021.200
UPID
US63-1525235
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
-
Sonny's Service Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$702k
Blend (final)
Blend
$725k
Owner & transaction history
Douglas J Obrochta · 12 yrs held
Douglas J Obrochta
since 2014
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+102.0%
Auto repair, garage
$905,000
+67.2%
Commercial (general)
$845,000
+55.8%
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 Avoca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avoca 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$540,000
Current use
RESTAURANT
$1,095,000
Change: +102% · Conversion: Difficult
AUTO REPAIR, GARAGE
$905,000
Change: +67% · Conversion: Easy
COMMERCIAL (GENERAL)
$845,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$760,000
Change: +40% · Conversion: Difficult
MEDICAL BUILDING
$740,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$715,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$725k
Range $653k – $798k · ±10%
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
$70 / 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
$282,600
Assessed 2023
Previous assessed
$282,600
+0.0% YoY
Assessed land
$16,600
Assessed improvement
$266,000
Land market value
$19,529
Improvement market value
$312,942
Total market value
$332,471
Applied tax rate
462,201.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Heating
NONE
Buildings
1
Stories
1
Total area
10,400 SF
Lot
2.43 ac (105,851 SF)
APN
462289 114.00-01-021.200
UPID
US63-1525235
Jurisdiction
STEUBEN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$540,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$905,000
COMMERCIAL (GENERAL)
Est. value
$845,000
OFFICE BUILDING
Est. value
$760,000
MEDICAL BUILDING
Est. value
$740,000
RETAIL STORES
Est. value
$715,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1998
Heating
NONE
Stories
1
Buildings
1
Lot
2.43 ac
Current owner
From public records · entity-resolved
Douglas J Obrochta
Individual
Mailing address
5272 COUNTY RTE 70A, AVOCA, NY 14809-9724
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
May 14, 2019
—
Douglas J Obrochta
—
Deed
related
$300,000 · Five Star Bank
Feb 28, 2014
$650,000
Douglas J Obrochta
Paul E Obrochta
Intrafamily Transfer
related
—
Sep 9, 2010
—
Paul Obrochta
David Hubbard
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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