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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Office buildings
1794 Penfield Rd, Penfield, NY 14526-2124
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-3649402
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Total area
5,417 SF
Lot
0.78 ac (33,977 SF)
Zoning code
R-1-15
APN
264200 139.05-2-23.101
UPID
US63-3649402
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
-
Steven G. Damelio, DMD Dental Office
-
AMP Fitness Gym & Fitness Center
-
Mrs. Lisa Tyler Counselor
-
Renew Mental Health Counseling Counselor
-
Yvette Brindle-Decancq, LMHC, CPBC Counselor Coaching Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$915k
CAP Approach
CAP
$670k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$980k
Owner & transaction history
P3 Penfield LLC · 4 yrs held
P3 Penfield LLC
since 2021
Last sale
$1.2M
1 recorded transaction
Zoning & alternative use
R-1-15 · Penfield, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$635,000
+30.4%
Auto repair, garage
$615,000
+25.9%
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 Penfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Penfield 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
$910,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
$725,000
6.5%
$670,000
7%
$620,000
Alternative Use
Use
Estimation
RESTAURANT
$635,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$615,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $1.20M (Dec 16 2021)
Last sale anchor
$1.20M
Dec 16 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
$181 / 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
$385,400
Assessed 2023
Previous assessed
$385,400
+0.0% YoY
Assessed land
$130,300
Assessed improvement
$255,100
Land market value
$138,617
Improvement market value
$271,383
Total market value
$410,000
Applied tax rate
264,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
5,417 SF
Lot
0.78 ac (33,977 SF)
Zoning code
R-1-15
APN
264200 139.05-2-23.101
UPID
US63-3649402
Jurisdiction
MONROE
Zoning & alternative use
R-1-15 · Penfield, NY
Zoning R-1-15 · permitted uses
R-1-15 · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Penfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$635,000
AUTO REPAIR, GARAGE
Est. value
$615,000
RESTAURANT
AUTO REPAIR, GARAGE
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
1960
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
0.78 ac
Current owner
From public records · entity-resolved
P3 Penfield LLC
Entity
Mailing address
1080 PITTSFORD VICTOR RD, PITTSFORD, NY 14534-3805
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2021
$1,200,000
P3 Penfield LLC
Penfield Place Holdings LLC
Warranty Deed
$960,000 · M & T 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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