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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Warehouses
15 Turner Dr, Spencerport, NY 14559-1930
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-1119968
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Total area
28,220 SF
Lot
2.75 ac (119,790 SF)
Zoning code
LI
APN
263889 087.04-1-26
UPID
US63-1119968
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
-
IMCO Inc Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.34M
Owner & transaction history
Paypan Holdings LLC · 3 yrs held
Paypan Holdings LLC
since 2023
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
LI · Spencerport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+47.1%
Neighborhood: shopping center
$2.0M
+30.8%
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 Spencerport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spencerport 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
$1,420,000
ML approach
$1,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,505,000
Current use
COMMERCIAL (GENERAL)
$2,215,000
Change: +47% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,970,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±10% · vs last sale $1.30M (Jan 3 2023)
Last sale anchor
$1.30M
Jan 3 2023
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
$47 / 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
$724,400
Assessed 2023
Previous assessed
$724,400
+0.0% YoY
Assessed land
$165,000
Assessed improvement
$559,400
Land market value
$239,141
Improvement market value
$810,759
Total market value
$1,049,900
Applied tax rate
263,801.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
28,220 SF
Lot
2.75 ac (119,790 SF)
Zoning code
LI
APN
263889 087.04-1-26
UPID
US63-1119968
Jurisdiction
MONROE
Zoning & alternative use
LI · Spencerport, NY
Zoning LI · permitted uses
LI · Spencerport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spencerport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1980
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.75 ac
Current owner
From public records · entity-resolved
Paypan Holdings LLC
Entity
Mailing address
14 TURNER DR, SPENCERPORT, NY 14559-1931
Ownership since
2023
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 5, 2024
—
Paypan Holdings LLC
—
Deed
related
$542,000 · Empire State Certified Development Corpo
Jan 3, 2023
$1,300,000
Paypan Holdings LLC
Jack Ritter
Bargain And Sale Deed
$659,500 · M & T Bank
Jan 3, 2023
—
Paypan Holdings LLC
—
Deed
related
$527,600 · Nybdc Local Development Corporation
—
—
Jack Ritter
—
Deed Of Trust
related
$348,000 · First Niagara Bank
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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