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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Strip malls
1669 State Rte 96, Victor, NY 14564-9665
Individually Owned
9-yr Hold
Free & Clear
Property ID
US63-3995660
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2018
Total area
13,668 SF
Lot
4.07 ac (177,289 SF)
Zoning code
COMMERCIAL
APN
264489 193.02-1-14.11/IDA
UPID
US63-3995660
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$1.23M
Owner & transaction history
Town Of Perinton · 9 yrs held
Town Of Perinton
since 2016
4 recorded transactions
Zoning & alternative use
COMMERCIAL · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+68.5%
Auto repair, garage
$1.6M
+62.7%
Commercial (general)
$1.3M
+38.0%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$955,000
Current use
RESTAURANT
$1,605,000
Change: +69% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,550,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,315,000
Change: +38% · Conversion: Easy
OFFICE BUILDING
$1,230,000
Change: +29% · Conversion: Moderate
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10%
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
$90 / 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
$2,327,000
Assessed 2023
Previous assessed
$2,327,000
+0.0% YoY
Assessed land
$813,800
Assessed improvement
$1,513,200
Land market value
$1,146,209
Improvement market value
$2,131,291
Total market value
$3,277,500
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2018
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
13,668 SF
Lot
4.07 ac (177,289 SF)
Zoning code
COMMERCIAL
APN
264489 193.02-1-14.11/IDA
UPID
US63-3995660
Jurisdiction
MONROE
Zoning & alternative use
COMMERCIAL · Victor, NY
Zoning COMMERCIAL · permitted uses
COMMERCIAL · 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.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$955,000
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2018
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.07 ac
Current owner
From public records · entity-resolved
Town Of Perinton
Individual
Free & Clear · 9 yrs held
Mailing address
1330 NIAGARA FLS BLVD, TONAWANDA, NY 14150-8900
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Nov 20, 2018
—
Fairport Jrm LLC
—
Deed
related
$5,000,000 · Miscellaneous Ins Co
Jun 19, 2017
—
Fairport Jrm LLC
—
Grant Deed
related
$3,680,000 · Five Star Bk
Oct 7, 2016
—
Town Of Perinton
Fairport Jrm LLC
Warranty Deed
related
—
May 26, 2016
$925,000
Fairport Jrm LLC
Perinton Properties LLC
Grant 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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