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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Skating rinks
90 Sharron Ave Plattsburgh, NY 12901-3909
Entity Owned
16-yr Hold
Free & Clear
Property ID
US63-0708740
Property profile
Verified
Property type
Skating rinks
Use group
SKATING RINK, ICE SKATING, ROLLER SKATING
Year built
1985
Total area
42,705 SF
Lot
2.8 ac (121,968 SF)
Zoning code
05 - COMMERCIAL
APN
091300 221.15-5-3.1
UPID
US63-0708740
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
-
Ameri-Can North Sports Center Gym & Fitness Center Sports Field & Court
-
Plattsburgh Moose Lodge Hotel & Motel Bed & Breakfast
-
ATM Atm
-
Go Live New England Trade Show Venue (Bike/Boat/Book/etc) Store
-
Adirondack Juice Works Specialty Food Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$640k
Owner & transaction history
Jc Icemen Ents INC · 16 yrs held
Jc Icemen Ents INC
since 2009
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Plattsburgh, 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 Plattsburgh submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plattsburgh 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
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$850,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$15 / 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
$795,000
Assessed 2023
Previous assessed
$700,000
+13.6% YoY
Assessed land
$185,000
Assessed improvement
$610,000
Land market value
$185,000
Improvement market value
$610,000
Total market value
$795,000
Applied tax rate
91,300.0000
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
Skating rinks
Use group
SKATING RINK, ICE SKATING, ROLLER SKATING
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
42,705 SF
Lot
2.8 ac (121,968 SF)
Zoning code
05 - COMMERCIAL
APN
091300 221.15-5-3.1
UPID
US63-0708740
Jurisdiction
CLINTON
Zoning & alternative use
05 - COMMERCIAL · Plattsburgh, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Plattsburgh, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Plattsburgh. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$850,000
INDUSTRIAL (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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.8 ac
Current owner
From public records · entity-resolved
Jc Icemen Ents INC
Entity
Free & Clear · 16 yrs held
Mailing address
90 SHARRON AVE, PLATTSBURGH, NY 12901-3909
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
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
Mar 10, 2025
—
Recovery Rl Est Hldg LLC
—
Deed
related
$300,000 · J C Iceman Ent LLC
Aug 20, 2020
—
J C Icemen Ents LLC
—
Deed
related
$86,000 · Nbt Bk
Dec 30, 2009
$340,000
Jc Icemen Ents INC
Clisby & Dowhan Properties
Grant Deed
related
—
—
—
J C Icemen Ents LLC
—
Deed Of Trust
related
$86,000 · Nbt Bk
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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