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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Investment properties
2131 5th Mile Line Rd, Penfield, NY 14526-2210
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-0340778
Property summary
AI-generated overview
This exceptional single-tenant property, located at 2131 5 Mile Line Road in Penfield, NY 14526 (cross street: Rt:441), presents a unique opportunity. Situated within the Penfield Arts Center, this wellness studio boasts updated finishes within a historically significant building, circa 1890s. The lower-level space offers a captivating blend of modern amenities and charming architectural details. Features include exposed brick columns, attractive stone walls, and an open ceiling design enhanced by ample natural light from well-placed windows. The property is classified as Special Purpose, specifically a Wellness Studio, and is perfect for a variety of uses. The current owner is seeking a collaborative tenant whose business complements the existing artistic atmosphere of the building. This is a rare chance to acquire a distinctive commercial space in a thriving community, combining historical character with contemporary functionality. The property's location provides excellent visibility and accessibility. This is an exceptional opportunity for a wellness-focused business or an arts and crafts operation seeking a unique and inspiring environment.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1891
Total area
6,400 SF
Lot
0.17 ac (7,405 SF)
Zoning code
FC
APN
264200 139.10-1-2
UPID
US63-0340778
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
-
Penfield Arts Center Theater & Performing Art Venue
-
Performers Almanac Music Venue Publishing House
-
ISI High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$541k
Blend (final)
Blend
$555k
Owner & transaction history
Kristina H Matthews · 4 yrs held
Kristina H Matthews
since 2022
2 recorded transactions
Zoning & alternative use
FC · Penfield, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$750,000
+13.1%
Auto repair, garage
$725,000
+9.2%
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
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
COMMERCIAL (GENERAL)
$665,000
Current use
RESTAURANT
$750,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$725,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$575,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$87 / 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
$163,500
Assessed 2023
Previous assessed
$163,500
+0.0% YoY
Assessed land
$69,600
Assessed improvement
$93,900
Land market value
$74,027
Improvement market value
$99,873
Total market value
$173,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1891
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
6,400 SF
Lot
0.17 ac (7,405 SF)
Zoning code
FC
APN
264200 139.10-1-2
UPID
US63-0340778
Jurisdiction
MONROE
Zoning & alternative use
FC · Penfield, NY
Zoning FC · permitted uses
FC · 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
COMMERCIAL (GENERAL) Current
Est. value
$665,000
RESTAURANT
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$725,000
OFFICE BUILDING
Est. value
$575,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1891
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Kristina H Matthews
Individual
Free & Clear · 4 yrs held
Mailing address
1931 5TH MILE LINE RD, PENFIELD, NY 14526-1009
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2022
—
Kristina H Matthews
Ray H Hutch
Quit Claim Deed
related
—
Dec 22, 2008
$124,449
Ray H Hutch
Hendricks,thomas J & Polly
Quit Claim Deed
related
—
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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