Individually Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Total area
22,962 SF
Lot
2.84 ac (123,710 SF)
Zoning code
BN-R
APN
264200 140.01-1-2.2
UPID
US63-1936079
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.84M
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$2.24M
Owner & transaction history
Zoning & alternative use
BN-R · Penfield, NY
Zoning description
Business Non-Retail District (BN-R). Purpose. The purpose of the Business Non-Retail District (BN-R) is to provide suitable areas for various non-retail, service-oriented uses that are easily accessible to the neighborho…
General category
COMMERCIAL
Top alternative use upside
Restaurant
$2.7M
+30.4%
Auto repair, garage
$2.6M
+25.9%
Commercial (general)
$2.4M
+15.3%
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 9 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
$2.24M
Value range
$2.01M – $2.46M
±10% around blend
Estimated value / SF
$97 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
90
$2.01M
blend $2.24M
$2.46M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
22,962 SF
Lot area
2.84 ac
Year built
1995
Stories
1
APN
264200 140.01-1-2.2
Zoning
BN-R
Assessed value
$3,369,400
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.84M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.08M
@ 6.5% CAP return
$2.84M
@ 7% CAP return
$2.64M
4
Sales comparison
Partial preview
Sales approach indication
$878k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.4 mi away · 19,312 SF
6.4 mi away · 24,456 SF
6.4 mi away · 24,456 SF
8.9 mi away · 26,897 SF
9.2 mi away · 19,922 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.24M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $97/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
+30%
vs current-use indication
Auto Repair, Garage
Commercial (general)
Office Building · current use
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 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$3.37M
Move the market yield to see immediate price impact.
Value / SF
$147
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%
$212k
$4.25M
$3.03M
$2.36M
$236k
$4.72M
$3.37M
$2.62M
$259k
$5.19M
$3.71M
$2.88M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$84k
6.4 mi · Oct 2025 · $3/SF
Property tax & assessments
Property tax & assessments
Assessed value
$3,369,400
Assessed 2023
Previous assessed
$3,369,400
+0.0% YoY
Assessed land
$384,000
Assessed improvement
$2,985,400
Land market value
$408,514
Improvement market value
$3,175,986
Total market value
$3,584,500
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
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
22,962 SF
Lot
2.84 ac (123,710 SF)
Zoning code
BN-R
APN
264200 140.01-1-2.2
UPID
US63-1936079
Jurisdiction
MONROE
Zoning & alternative use
BN-R · Penfield, NYZoning BN-R · permitted uses
BN-R · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Business Non-Retail District (BN-R). Purpose. The purpose of the Business Non-Retail District (BN-R) is to provide suitable areas for various non-retail, service-oriented uses that are easily accessible to the neighborho…
General category
COMMERCIAL
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
1995
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.84 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
BN-R
COMMERCIAL
Jurisdiction
Penfield, NY
Recorded code
BN-R
Official district
BN-R
Official district profile
What the municipal code says about BN-R
Zoning description
Business Non-Retail District (BN-R). Purpose. The purpose of the Business Non-Retail District (BN-R) is to provide suitable areas for various non-retail, service-oriented uses that are easily accessible to the neighborho…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BN-R 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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