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Property profile & analytics
OFF-MARKET
Golf courses & driving ranges
1450 Brace Rd, Victor, NY 14564-9344
Individually Owned
Free & Clear
Property ID
US63-3898389
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1975
Total area
10,980 SF
Lot
87.9 ac (3,828,924 SF)
Zoning code
R2-B
APN
324889 28.04-1-1.100
UPID
US63-3898389
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
-
Victor Hills Golf Club Golf Course
-
ROC Lights at Victor Hills Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Dianetti Audrey Est
Dianetti Audrey Est
since 2025
1 recorded transaction
Zoning & alternative use
R2-B · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Victor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victor 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$905,000
Assessed 2023
Previous assessed
$905,000
+0.0% YoY
Assessed land
$580,000
Assessed improvement
$325,000
Land market value
$734,197
Improvement market value
$411,403
Total market value
$1,145,600
Applied tax rate
324,801.0000
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
1975
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
10,980 SF
Lot
87.9 ac (3,828,924 SF)
Zoning code
R2-B
APN
324889 28.04-1-1.100
UPID
US63-3898389
Jurisdiction
ONTARIO
Zoning & alternative use
R2-B · Victor, NY
Zoning R2-B · permitted uses
R2-B · Victor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Victor. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
87.9 ac
Current owner
From public records · entity-resolved
Dianetti Audrey Est
Individual
Free & Clear · 0 yrs held
Mailing address
1450 BRACE RD, VICTOR, NY 14564-9344
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2025
—
Dianetti Audrey Est
Victor Hls Golf Clb INC
Warranty Deed
—
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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