Entity Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2017
Total area
5,617 SF
Lot
26.97 ac (1,174,813 SF)
Zoning code
RA-2
APN
264200 125.01-1-10.4
UPID
US63-2741513
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
-
Bar & Pub
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$735k
Blend (final)
Blend
$780k
Owner & transaction history
since 2017
2 recorded transactions
Zoning & alternative use
RA-2 · Penfield, NY
Zoning description
Rural Agricultural District RA-2. (2) Conservation Residential District CR-2. (3) Rural Residential District RR-1. (4) Residential District R-1-20. (5) Residential District R-1-15. (6) Residential District R-1-12. B. Pur…
General category
AGRICULTURAL
Top alternative use upside
Restaurant
$660,000
+13.1%
Auto repair, garage
$640,000
+9.2%
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
4 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
$780k
Value range
$702k – $858k
±10% around blend
Estimated value / SF
$139 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$702k
blend $780k
$858k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,617 SF
Lot area
26.97 ac
Year built
2017
Stories
2
APN
264200 125.01-1-10.4
Zoning
RA-2
Assessed value
$705,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$825k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$895k
@ 6.5% CAP return
$825k
@ 7% CAP return
$765k
4
Sales comparison
Partial preview
Sales approach indication
$540k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.3 mi away · 4,884 SF
7.2 mi away · 4,172 SF
7.7 mi away · 4,436 SF
8.4 mi away · 5,121 SF
9.2 mi away · 4,608 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$780k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 18 sales
$104
+34%
Submarket 18 sales
$104
+34%
County 694 sales
$72
+92%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $139/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+13%
vs current-use indication
Auto Repair, Garage
Commercial (general) · current use
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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
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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$705k
Move the market yield to see immediate price impact.
Value / SF
$126
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%
$44k
$888k
$634k
$494k
$49k
$987k
$705k
$548k
$54k
$1.09M
$775k
$603k
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
$900k
4.2 mi · Feb 2026 · $134/SF
Property tax & assessments
Property tax & assessments
Assessed value
$705,000
Assessed 2023
Previous assessed
$705,000
+0.0% YoY
Assessed land
$289,900
Assessed improvement
$415,100
Land market value
$308,404
Improvement market value
$441,596
Total market value
$750,000
Applied tax rate
265,401.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2017
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
5,617 SF
Lot
26.97 ac (1,174,813 SF)
Zoning code
RA-2
APN
264200 125.01-1-10.4
UPID
US63-2741513
Jurisdiction
MONROE
Zoning & alternative use
RA-2 · Penfield, NYZoning RA-2 · permitted uses
RA-2 · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Rural Agricultural District RA-2. (2) Conservation Residential District CR-2. (3) Rural Residential District RR-1. (4) Residential District R-1-20. (5) Residential District R-1-15. (6) Residential District R-1-12. B. Pur…
General category
AGRICULTURAL
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
2017
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
26.97 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
RA-2
AGRICULTURAL
Jurisdiction
Penfield, NY
Recorded code
RA-2
Official district
RA-2
Official district profile
What the municipal code says about RA-2
Zoning description
Rural Agricultural District RA-2. (2) Conservation Residential District CR-2. (3) Rural Residential District RR-1. (4) Residential District R-1-20. (5) Residential District R-1-15. (6) Residential District R-1-12. B. Pur…
General category
AGRICULTURAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RA-2 in Penfield, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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