Individually Owned Property summary
AI-generated overview
Tops Plaza is a neighborhood retail center totaling 62,747 square feet, anchored by a Tops Markets. The property is located approximately 25 miles southwest of Rochester in LeRoy and is positioned on State Route 5, with access to the downtown area nearby. The center historically served as the primary shopping destination for LeRoy and surrounding communities and included multiple retail tenants, including national retailers such as H&R Block, Napa Auto Parts, and Subway, as well as a local LeRoy Discount Liquors & Wine. The site also includes a Tops branded fuel station. Leasing-ready retail space within the center has a stated size of 1,560 square feet. The property supports tenant visibility through building signage and freestanding signage.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1997
Total area
62,878 SF
Lot
7.25 ac (315,810 SF)
Zoning code
CON
APN
183601 3.-1-49.11
UPID
US63-6183464
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pharmacy
-
Pharmacy
-
Gas Station
-
Crypto Atm Atm
-
Big Box & Wholesale Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
since 2014
1 recorded transaction
Zoning & alternative use
CON · Le Roy, NY
Top alternative use upside
Warehouse, storage
$2.9M
+9.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.21M
Value range
$1.99M – $2.43M
±10% around blend
Estimated value / SF
$35 / SF
Confidence
Property data
88
Comparable evidence
60
$1.99M
blend $2.21M
$2.43M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
62,878 SF
Lot area
7.25 ac
Year built
1997
Stories
1
APN
183601 3.-1-49.11
Zoning
CON
Assessed value
$3,300,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.21M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+10%
vs current-use indication
Neighborhood: Shopping Center · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.30M
Move the market yield to see immediate price impact.
Value / SF
$52
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$208k
$4.16M
$2.97M
$2.31M
$231k
$4.62M
$3.30M
$2.57M
$254k
$5.08M
$3.63M
$2.82M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$3,300,000
Assessed 2023
Previous assessed
$3,300,000
+0.0% YoY
Assessed land
$362,500
Assessed improvement
$2,937,500
Land market value
$473,856
Improvement market value
$3,839,869
Total market value
$4,313,725
Applied tax rate
183,601.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1997
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
62,878 SF
Lot
7.25 ac (315,810 SF)
Zoning code
CON
APN
183601 3.-1-49.11
UPID
US63-6183464
Jurisdiction
GENESEE
Zoning & alternative use
CON · Le Roy, NYZoning CON · permitted uses
CON · Le Roy, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
7.25 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CON
Jurisdiction
Le Roy, NY
Recorded code
CON
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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