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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Industrial properties
6258 Ice House Rd Hornell, NY 14843-9739
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3900659
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2006
Total area
14,400 SF
Lot
1.47 ac (64,033 SF)
Zoning code
I-1
APN
460600 166.00-03-009.400
UPID
US63-3900659
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
-
Gray Manufacturing Industries Industrial Manufacturer Production Facility
-
Ansaldobreda Inc Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
$941k
Blend (final)
Blend
$1.00M
Owner & transaction history
Fcm Management Ltd · 3 yrs held
Fcm Management Ltd
since 2023
Last sale
$1.0M
3 recorded transactions
Zoning & alternative use
I-1 · Hornell, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+153.3%
Commercial (general)
$1.1M
+117.4%
Medical building
$1.0M
+106.0%
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 Hornell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hornell 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
$985,000
ML approach
$1,085,000
CAP Approach
CAP Return
Estimation
6%
$1,485,000
6.5%
$1,370,000
7%
$1,270,000
Alternative Use
Use
Estimation
RESTAURANT
$1,260,000
Change: +153% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,085,000
Change: +117% · Conversion: Difficult
MEDICAL BUILDING
$1,025,000
Change: +106% · Conversion: Difficult
RETAIL STORES
$985,000
Change: +98% · Conversion: Moderate
OFFICE BUILDING
$910,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$685,000
Change: +37% · Conversion: Easy
WAREHOUSE, STORAGE
$650,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10% · vs last sale $1.00M (Jan 13 2023)
Last sale anchor
$1.00M
Jan 13 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
$69 / 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
$1,080,000
Assessed 2023
Previous assessed
$1,080,000
+0.0% YoY
Assessed land
$75,000
Assessed improvement
$1,005,000
Land market value
$78,947
Improvement market value
$1,057,895
Total market value
$1,136,842
Applied tax rate
460,600.0000
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
Off-Market
Year built
2006
Heating
NONE
Buildings
2
Stories
1
Total area
14,400 SF
Lot
1.47 ac (64,033 SF)
Zoning code
I-1
APN
460600 166.00-03-009.400
UPID
US63-3900659
Jurisdiction
STEUBEN
Zoning & alternative use
I-1 · Hornell, NY
Zoning I-1 · permitted uses
I-1 · Hornell, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hornell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$985,000
OFFICE BUILDING
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$685,000
WAREHOUSE, STORAGE
Est. value
$650,000
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2006
Heating
NONE
Stories
1
Buildings
2
Lot
1.47 ac
Current owner
From public records · entity-resolved
Fcm Management Ltd
Entity
Mailing address
PO BOX 126, HORNELL, NY 14843-0126
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
Jan 13, 2023
$1,000,000
Fcm Management Ltd
Gray Mfg Ind LLC
Deed
$2,000,000 · Pnc Bank NA
May 4, 2017
$391,700
Ries, LLC Gray Manufacturing Indust
L Development Agency City Hornell
Quit Claim Arm's Length For Ne States
—
Sep 15, 2016
—
Gray Manufacturing Ind
—
Deed
related
$600,000 · Hornell City Ind Dev
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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