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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Retail space
15 Lafayette Ave Canandaigua, NY 14424-2049
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-2969807
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Total area
10,259 SF
Lot
0.83 ac (36,068 SF)
Zoning code
C2B
APN
320200 84.46-1-27.22
UPID
US63-2969807
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
-
Planned Parenthood - Canandaigua Health Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$875k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$621k
Blend (final)
Blend
$880k
Owner & transaction history
Perrone Property Partners · 5 yrs held
Perrone Property Partners
since 2021
Last sale
$1.0M
4 recorded transactions
Zoning & alternative use
C2B · Canandaigua, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$805,000
+50.0%
Restaurant
$800,000
+49.5%
Auto repair, garage
$775,000
+44.8%
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 Canandaigua submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canandaigua 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
$825,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$535,000
Current use
COMMERCIAL (GENERAL)
$805,000
Change: +50% · Conversion: Easy
RESTAURANT
$800,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$775,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$730,000
Change: +36% · Conversion: Easy
WAREHOUSE, STORAGE
$575,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$880k
Range $792k – $968k · ±10% · vs last sale $1.04M (Jan 7 2021)
Last sale anchor
$1.04M
Jan 7 2021
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
$86 / 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
$1,035,000
Assessed 2023
Previous assessed
$1,035,000
+0.0% YoY
Assessed land
$133,000
Assessed improvement
$902,000
Land market value
$151,136
Improvement market value
$1,025,000
Total market value
$1,176,136
Applied tax rate
320,200.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
10,259 SF
Lot
0.83 ac (36,068 SF)
Zoning code
C2B
APN
320200 84.46-1-27.22
UPID
US63-2969807
Jurisdiction
ONTARIO
Zoning & alternative use
C2B · Canandaigua, NY
Zoning C2B · permitted uses
C2B · Canandaigua, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canandaigua. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$535,000
COMMERCIAL (GENERAL)
Est. value
$805,000
RESTAURANT
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$775,000
OFFICE BUILDING
Est. value
$730,000
WAREHOUSE, STORAGE
Est. value
$575,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Perrone Property Partners
Entity
Mailing address
154 COBBLESTONE CT DR STE #317, VICTOR, NY 14564-1045
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2021
$1,035,000
Perrone Property Partners
Robert Taylor
Warranty Deed
$828,000 · The Canandaigua National Bank & Tru
Dec 15, 2020
—
Robert Taylor
Next Phase Plan LLC
Warranty Deed
—
Dec 7, 2012
$800,000
Next Phase Plan LLC
Lafayette Center Assoc
Deed
—
Jan 20, 2012
—
Elaine C Cutri
Russell Est Cutri
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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