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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Golf courses & driving ranges
100 Craig Hl Dr, Brockport, NY 14420-9420
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3904724
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1920
Total area
10,800 SF
Lot
135.13 ac (5,886,263 SF)
Zoning code
RS-20
APN
262489 041.04-1-3.111
UPID
US63-3904724
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
-
Deerfield Golf & Country Club Golf Course
-
Ironwood Tavern ROC Restaurant
-
Center Post Grille Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$853k
Blend (final)
Blend
$855k
Owner & transaction history
Ian D Moriarty · 2 yrs held
Ian D Moriarty
since 2024
Last sale
$45,000
7 recorded transactions
Zoning & alternative use
RS-20 · Brockport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$955,000
+115.7%
Restaurant
$905,000
+103.7%
Auto repair, garage
$880,000
+98.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$955,000
Change: +116% · Conversion: Difficult
RESTAURANT
$905,000
Change: +104% · Conversion: Difficult
AUTO REPAIR, GARAGE
$880,000
Change: +99% · Conversion: Difficult
MEDICAL BUILDING
$680,000
Change: +53% · Conversion: Difficult
OFFICE BUILDING
$535,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±10% · vs last sale $45k (Apr 1 2024)
Last sale anchor
$45k
Apr 1 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
$79 / 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
$2,296,800
Assessed 2023
Previous assessed
$2,100,000
+9.4% YoY
Assessed land
$619,700
Assessed improvement
$1,677,100
Land market value
$619,700
Improvement market value
$1,677,100
Total market value
$2,296,800
Applied tax rate
264,001.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1920
Heating
NONE
Buildings
2
Stories
1
Total area
10,800 SF
Lot
135.13 ac (5,886,263 SF)
Zoning code
RS-20
APN
262489 041.04-1-3.111
UPID
US63-3904724
Jurisdiction
MONROE
Zoning & alternative use
RS-20 · Brockport, NY
Zoning RS-20 · permitted uses
RS-20 · 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
COMMERCIAL (GENERAL)
Est. value
$955,000
RESTAURANT
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$880,000
MEDICAL BUILDING
Est. value
$680,000
OFFICE BUILDING
Est. value
$535,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1920
Heating
NONE
Stories
1
Buildings
2
Lot
135.13 ac
Current owner
From public records · entity-resolved
Ian D Moriarty
Individual
Mailing address
73 BELMONT ST, ROCHESTER, NY 14620-1620
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2024
$45,000
Ian D Moriarty
St2c LLC
Warranty Deed
—
Mar 1, 2024
—
The Town Of Clarkson
Craig Hill Country Club INC
Deed
—
Mar 21, 2022
—
St2c LLC
—
Deed
related
$624,228 · M & T Bank
Dec 31, 2012
$2,100,000
St2c LLC
Deerfield West INC
Warranty Deed
—
Apr 28, 2005
$2,350,000
Deerfield West INC
Deerfield Country Club LLC
Grant Deed
related
$750,000 · Key Bank & Trust
—
—
Deerfield West INC
—
Deed Of Trust
related
$773,000 · Monroe County Industrial Dev
—
—
St2c LLC
—
Deed Of Trust
related
$1,500,000 · M & T Bank
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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