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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Warehouses
601 Harris Rd, Ferndale, NY 12734-5134
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-2138604
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1992
Total area
5,400 SF
Lot
5.5 ac (239,580 SF)
Zoning code
IC
APN
483689 48.-1-21
UPID
US63-2138604
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
-
FARKAS JUDAICA (adorn sterling / פארקאש טליתים) Department Store
-
Greentree Acres Shul Synagogue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$845k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$655k
Owner & transaction history
35 Brookside Ave LLC · 1 yrs held
35 Brookside Ave LLC
since 2025
Last sale
$650,000
4 recorded transactions
Zoning & alternative use
IC · Ferndale, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$545,000
+99.6%
Auto repair, garage
$480,000
+76.5%
Commercial (general)
$430,000
+56.7%
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 Ferndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ferndale 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
$665,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
$915,000
6.5%
$845,000
7%
$785,000
Alternative Use
Use
Estimation
RESTAURANT
$545,000
Change: +100% · Conversion: Difficult
AUTO REPAIR, GARAGE
$480,000
Change: +76% · Conversion: Easy
COMMERCIAL (GENERAL)
$430,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$395,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±10% · vs last sale $650k (Sep 15 2020)
Last sale anchor
$650k
Sep 15 2020
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
$121 / 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 2021Property tax & assessments
Tax year 2021
Assessed value
$169,500
Assessed 2023
Previous assessed
$169,500
+0.0% YoY
Assessed land
$22,300
Assessed improvement
$147,200
Land market value
$45,178
Improvement market value
$298,217
Total market value
$343,395
Applied tax rate
483,601.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1992
Heating
NONE
Buildings
2
Stories
1
Total area
5,400 SF
Lot
5.5 ac (239,580 SF)
Zoning code
IC
APN
483689 48.-1-21
UPID
US63-2138604
Jurisdiction
SULLIVAN
Zoning & alternative use
IC · Ferndale, NY
Zoning IC · permitted uses
IC · Ferndale, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ferndale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$545,000
AUTO REPAIR, GARAGE
Est. value
$480,000
COMMERCIAL (GENERAL)
Est. value
$430,000
OFFICE BUILDING
Est. value
$395,000
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1992
Heating
NONE
Stories
1
Buildings
2
Lot
5.5 ac
Current owner
From public records · entity-resolved
35 Brookside Ave LLC
Entity
Mailing address
32 MESORA WOODS DR, WOODRIDGE, NY 12789-5732
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2025
$260,000
35 Brookside Ave LLC
Sullivan Solution Svc LLC
Deed
—
Sep 15, 2020
$650,000
Sullivan Solution Service LLC
John Hodny
Grant Deed
$823,000 · Finwise Bk
—
—
John C Hodny
—
Deed Of Trust
related
$254,500 · First National Bank Jeffersonv
—
—
John C Hodny
—
Deed Of Trust
related
$25,000 · First National Bank Jeffersonv
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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