Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
2,700 SF
Lot
0.78 ac (33,977 SF)
Zoning code
FC
APN
264200 139.05-2-23.103
UPID
US63-3171180
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
-
Medical Clinic Alternative Medicine Practice
-
Acoustical Consultant
-
Hardware & Home Improvement
-
Alternative Medicine Practice Spa & Massage Center
-
Consultant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$910k
Owner & transaction history
since 2021
Last sale
$1.2M
1 recorded transaction
Zoning & alternative use
FC · Penfield, NY
Zoning description
Four Corners District (FC). Purpose and intent. The purpose of the Four Corners District is to encourage a mix of commercial and residential uses that preserves the historic character of the area and creates a walkable,…
General category
UNKNOWN
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 5 comparables with addresses
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
$910k
Value range
$819k – $1.00M
±10% around blend
Estimated value / SF
$337 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$819k
blend $910k
$1.00M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,700 SF
Lot area
0.78 ac
Year built
1988
Stories
1
APN
264200 139.05-2-23.103
Zoning
FC
Assessed value
$491,500
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
$343k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 1,942 SF
8.2 mi away · 3,239 SF
13.6 mi away · 3,048 SF
19.8 mi away · 3,052 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$910k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
+274%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $337/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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.40%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$84k *
Last sale · Dec 2021
$1.20M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.50M
Move the market yield to see immediate price impact.
Value / SF
$1,296
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
1.90%2.40%2.90%
$76k
$3.98M
$3.15M
$2.61M
$84k
$4.42M
$3.50M
$2.90M
$92k
$4.86M
$3.85M
$3.19M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$200k
7.0 mi · Nov 2025 · $103/SF
Property tax & assessments
Property tax & assessments
Assessed value
$491,500
Assessed 2023
Previous assessed
$491,500
+0.0% YoY
Assessed land
$133,900
Assessed improvement
$357,600
Land market value
$142,454
Improvement market value
$380,446
Total market value
$522,900
Applied tax rate
264,201.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
2,700 SF
Lot
0.78 ac (33,977 SF)
Zoning code
FC
APN
264200 139.05-2-23.103
UPID
US63-3171180
Jurisdiction
MONROE
Zoning & alternative use
FC · Penfield, NYZoning FC · permitted uses
FC · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Four Corners District (FC). Purpose and intent. The purpose of the Four Corners District is to encourage a mix of commercial and residential uses that preserves the historic character of the area and creates a walkable,…
General category
UNKNOWN
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.78 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
FC
UNKNOWN
Jurisdiction
Penfield, NY
Recorded code
FC
Official district
FC
Official district profile
What the municipal code says about FC
Zoning description
Four Corners District (FC). Purpose and intent. The purpose of the Four Corners District is to encourage a mix of commercial and residential uses that preserves the historic character of the area and creates a walkable,…
General category
UNKNOWN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for FC 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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