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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Refrigerated & Cold Storage
Dutch St Rd Wolcott, NY 14590
Entity Owned
Absentee Owner
Free & Clear
Property ID
US63-4799285
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1991
Total area
11,160 SF
Lot
11.9 ac (518,364 SF)
Zoning code
R
APN
542600 74117-00-545965
UPID
US63-4799285
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$819k
Blend (final)
Blend
$810k
Owner & transaction history
CAHOON FARMS LEASING LLC
CAHOON FARMS LEASING LLC
Zoning & alternative use
R · Wolcott, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$920,000
+61.5%
Auto repair, garage
$915,000
+60.3%
Office building
$810,000
+42.4%
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 Wolcott submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wolcott 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
$570,000
Current use
RESTAURANT
$920,000
Change: +61% · Conversion: Difficult
AUTO REPAIR, GARAGE
$915,000
Change: +60% · Conversion: Easy
OFFICE BUILDING
$810,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$775,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$700,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±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
$73 / 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
$800,000
Assessed 2023
Previous assessed
$800,000
+0.0% YoY
Assessed land
$66,200
Assessed improvement
$733,800
Land market value
$84,872
Improvement market value
$940,769
Total market value
$1,025,641
Applied tax rate
544,801.0000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1991
Heating
NONE
Buildings
5
Stories
1
Total area
11,160 SF
Lot
11.9 ac (518,364 SF)
Zoning code
R
APN
542600 74117-00-545965
UPID
US63-4799285
Jurisdiction
WAYNE
Zoning & alternative use
R · Wolcott, NY
Zoning R · permitted uses
R · Wolcott, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wolcott. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$570,000
RESTAURANT
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$915,000
OFFICE BUILDING
Est. value
$810,000
RETAIL STORES
Est. value
$775,000
COMMERCIAL (GENERAL)
Est. value
$700,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1991
Heating
NONE
Stories
1
Buildings
5
Lot
11.9 ac
Current owner
From public records · entity-resolved
CAHOON FARMS LEASING LLC
Entity
Free & Clear · 0 yrs held
Mailing address
10951 LUMMISVILLE RD, WOLCOTT, NY 14590-9549
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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