Entity Owned Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1818
Total area
6,276 SF
Lot
2.58 ac (112,385 SF)
Zoning code
MIXED USE
APN
264489 179.10-1-6.1
UPID
US63-0488546
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
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$753k
Blend (final)
Blend
$750k
Owner & transaction history
since 2026
2 recorded transactions
Zoning & alternative use
MIXED USE · Pittsford, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
2 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
$750k
Value range
$675k – $825k
±10% around blend
Estimated value / SF
$120 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
60
$675k
blend $750k
$825k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,276 SF
Lot area
2.58 ac
Year built
1818
Stories
2
APN
264489 179.10-1-6.1
Zoning
MIXED USE
Assessed value
$1,513,100
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.37M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.9 mi away · 4,800 SF
14.2 mi away · 6,863 SF
15.5 mi away · 4,452 SF
16.7 mi away · 4,880 SF
21.0 mi away · 5,925 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$750k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 101 sales
$118
+2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $120/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
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
Comparable evidence · 6 sales
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$1.51M
Move the market yield to see immediate price impact.
Value / SF
$241
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%
$95k
$1.91M
$1.36M
$1.06M
$106k
$2.12M
$1.51M
$1.18M
$117k
$2.33M
$1.66M
$1.29M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$800k
8.2 mi · Nov 2025 · $160/SF
Property tax & assessments
Property tax & assessments
Assessed value
$1,513,100
Assessed 2023
Previous assessed
$1,513,100
+0.0% YoY
Assessed land
$412,300
Assessed improvement
$1,100,800
Land market value
$580,697
Improvement market value
$1,550,403
Total market value
$2,131,100
Applied tax rate
264,601.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1818
Heating
STEAM
Cooling
CENTRAL
Buildings
4
Stories
2
Rooms
10
Bathrooms
6
Total area
6,276 SF
Lot
2.58 ac (112,385 SF)
Zoning code
MIXED USE
APN
264489 179.10-1-6.1
UPID
US63-0488546
Jurisdiction
MONROE
Zoning & alternative use
MIXED USE · Pittsford, NYZoning MIXED USE · permitted uses
MIXED USE · Pittsford, 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
1818
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
4
Rooms
10
Bathrooms
6
Lot
2.58 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MIXED USE
Jurisdiction
Pittsford, NY
Recorded code
MIXED USE
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
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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