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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Investment properties
1 Main St Brockport, NY 14420-1963
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-2440146
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
5,016 SF
Lot
0.05 ac (2,178 SF)
Zoning code
05 - COMMERCIAL
APN
265201 069.45-2-1.1
UPID
US63-2440146
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
-
The Custom House Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$740k
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$620k
Owner & transaction history
Brockport Custom House LLC · 7 yrs held
Brockport Custom House LLC
since 2019
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Brockport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$590,000
+62.9%
Auto repair, garage
$570,000
+57.3%
Office building
$450,000
+24.9%
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 Brockport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brockport 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%
$800,000
6.5%
$740,000
7%
$685,000
Alternative Use
Use
Estimation
RESTAURANT
$590,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$570,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$450,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$124 / 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
$330,900
Assessed 2023
Previous assessed
$330,900
+0.0% YoY
Assessed land
$35,000
Assessed improvement
$295,900
Land market value
$37,634
Improvement market value
$318,166
Total market value
$355,800
Applied tax rate
265,201.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
5,016 SF
Lot
0.05 ac (2,178 SF)
Zoning code
05 - COMMERCIAL
APN
265201 069.45-2-1.1
UPID
US63-2440146
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Brockport, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Brockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brockport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$570,000
OFFICE BUILDING
Est. value
$450,000
RESTAURANT
AUTO REPAIR, GARAGE
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
1900
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Brockport Custom House LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1 MAIN ST, BROCKPORT, NY 14420-1963
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Apr 16, 2019
—
Brockport Custom House LLC
1 Main St Brockport LLC
Quit Claim Deed
related
—
Mar 28, 2012
$310,000
1 Main St Brockport LLC
1 Main LLC
Warranty Deed
related
$260,000 · James Zisovski
Jun 20, 2011
—
1 Main LLC
Zisovski,james
Warranty Deed
related
—
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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