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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Sports & entertainment properties
8 Creamery Rd, Callicoon, NY 12723-7711
Individually Owned
1-yr Hold
Free & Clear
Property ID
US63-3208112
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1970
Total area
5,500 SF
Lot
19.55 ac (851,598 SF)
Zoning code
06 - INDUSTRIAL
APN
482600 12.-1-39.1
UPID
US63-3208112
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
-
Delaware Youth Center Family Recreation Center Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$729k
Blend (final)
Blend
$730k
Owner & transaction history
Hamlet Of Callicoon Dist · 1 yrs held
Hamlet Of Callicoon Dist
since 2024
Last sale
$21,500
2 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Callicoon, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$485,000
+10.4%
Auto repair, garage
$485,000
+10.2%
Commercial (general)
$485,000
+9.8%
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 Callicoon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Callicoon 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
RECREATIONAL/ENTERTAINMENT (GENERAL)
$440,000
Current use
RESTAURANT
$485,000
Change: +10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$485,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$485,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$730k
Range $657k – $803k · ±10% · vs last sale $22k (Sep 4 2024)
Last sale anchor
$22k
Sep 4 2024
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
$133 / 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
$598,700
Assessed 2023
Previous assessed
$598,700
+0.0% YoY
Assessed land
$111,600
Assessed improvement
$487,100
Land market value
$192,414
Improvement market value
$839,827
Total market value
$1,032,241
Applied tax rate
484,802.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1970
Heating
HOT WATER
Buildings
2
Stories
1
Bathrooms
1
Total area
5,500 SF
Lot
19.55 ac (851,598 SF)
Zoning code
06 - INDUSTRIAL
APN
482600 12.-1-39.1
UPID
US63-3208112
Jurisdiction
SULLIVAN
Zoning & alternative use
06 - INDUSTRIAL · Callicoon, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Callicoon, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Callicoon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$440,000
RESTAURANT
Est. value
$485,000
AUTO REPAIR, GARAGE
Est. value
$485,000
COMMERCIAL (GENERAL)
Est. value
$485,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
HOT WATER
Stories
1
Buildings
2
Bathrooms
1
Lot
19.55 ac
Current owner
From public records · entity-resolved
Hamlet Of Callicoon Dist
Individual
Free & Clear · 1 yrs held
Mailing address
104 MAIN ST, HORTONVILLE, NY 12745-5049
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2024
$21,500
Hamlet Of Callicoon Dist
Delaware Youth Center INC
Deed
—
—
—
Scott A Haberli
—
Deed Of Trust
related
$135,000 · 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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