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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Showrooms
100 Glenmose Rd 599 Fairport, NY 14450-3875
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-5493886
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2019
Total area
12,250 SF
Lot
5.84 ac (254,390 SF)
Zoning code
MIXED USE
APN
264489 180.05-1-33.2
UPID
US63-5493886
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
$1.80M
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.55M
Owner & transaction history
Hills Residential II LLC · 7 yrs held
Hills Residential II LLC
since 2019
5 recorded transactions
Zoning & alternative use
MIXED USE · Fairport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
December
Top alternative use upside
Restaurant
$1.4M
+62.9%
Auto repair, garage
$1.4M
+57.3%
Office building
$1.1M
+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 Fairport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairport 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%
$1,950,000
6.5%
$1,800,000
7%
$1,675,000
Alternative Use
Use
Estimation
RESTAURANT
$1,440,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,390,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$1,105,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±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
$127 / 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
$5,692,000
Assessed 2023
Previous assessed
$5,692,000
+0.0% YoY
Assessed land
$1,290,000
Assessed improvement
$4,402,000
Land market value
$1,816,901
Improvement market value
$6,199,999
Total market value
$8,016,900
Applied tax rate
264,401.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2019
Heating
NONE
Cooling
CENTRAL
Buildings
5
Stories
2
Total area
12,250 SF
Lot
5.84 ac (254,390 SF)
Zoning code
MIXED USE
APN
264489 180.05-1-33.2
UPID
US63-5493886
Jurisdiction
MONROE
Zoning & alternative use
MIXED USE · Fairport, NYZoning MIXED USE · permitted uses
MIXED USE · Fairport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
December
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
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
2019
Heating
NONE
Cooling
Yes
Stories
2
Buildings
5
Lot
5.84 ac
Current owner
From public records · entity-resolved
Hills Residential II LLC
Entity
Free & Clear · 7 yrs held
Mailing address
100 CORPORATE PKWY STE #500, AMHERST, NY 14226-1260
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2019
$353,159
Hills Residential II LLC
Interwest Holdings I LLC
Deed
—
Feb 26, 2015
$341,466
Perinton Hills Residential LLC
Interwest Holdings I LLC
Grant Deed
—
Nov 29, 2012
$1,048,725
Summit FCU
Interwest Holdings I LLC
Grant Deed
related
—
Mar 30, 2012
—
Uniland Ptshp Of Delaware LP
—
Loan Modification, Consolidation And Extension
related
$22,133,438 · M&t Bk
—
—
Uniland Ptshp Of Delaware LP
—
Loan Modification, Consolidation And Extension
related
$22,133,438 · M&t 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.
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