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Property profile & analytics
OFF-MARKET
Estimated value
$415,000
Warehouses
2425 Un St Spencerport, NY 14559-2231
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US63-5795381
Property profile
Verified
Property type
Warehouses
Use group
BULK STORAGE, TANKS
Year built
2015
Total area
5,100 SF
Lot
21.27 ac (926,521 SF)
Zoning code
SSSO
APN
263889 101.04-2-2.2
UPID
US63-5795381
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
-
Spencerport Personal Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$415k
Owner & transaction history
North Coast Personal Storage LLC · 11 yrs held
North Coast Personal Storage LLC
since 2014
7 recorded transactions
Zoning & alternative use
SSSO · Spencerport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Spencerport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spencerport 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
Blend value · Realmo final
$415k
Range $374k – $457k · ±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
$81 / 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
$2,400,000
Assessed 2023
Previous assessed
$2,000,000
+20.0% YoY
Assessed land
$125,000
Assessed improvement
$2,275,000
Land market value
$181,161
Improvement market value
$3,297,139
Total market value
$3,478,300
Applied tax rate
263,801.0000
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
Warehouses
Use group
BULK STORAGE, TANKS
Status
Off-Market
Year built
2015
Heating
NONE
Buildings
7
Stories
1
Total area
5,100 SF
Lot
21.27 ac (926,521 SF)
Zoning code
SSSO
APN
263889 101.04-2-2.2
UPID
US63-5795381
Jurisdiction
MONROE
Zoning & alternative use
SSSO · Spencerport, NYZoning SSSO · permitted uses
SSSO · Spencerport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2015
Heating
NONE
Stories
1
Buildings
7
Lot
21.27 ac
Current owner
From public records · entity-resolved
North Coast Personal Storage LLC
Entity
Mailing address
791 STONY PT RD, SPENCERPORT, NY 14559-9721
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2022
—
North Coast Personal Storage LLC
—
Deed
related
$867,000 · M & T Bank
Nov 9, 2020
—
North Coast Personal Storage L
—
Deed
related
$1,531,000 · M&t Bk
Oct 8, 2019
—
North Coast Personal Storage L
—
Deed
related
$160,000 · Brigitte J & George C Thompson
Jul 24, 2018
—
North Coast Personal Storage L
—
Deed
related
$340,000 · Brigitte J & George C Thompson
Jun 19, 2018
—
North Coast Personal Storage L
—
Deed
related
$164,000 · M&t Bk
Dec 23, 2014
$125,000
North Coast Personal Storage LLC
William Hollink
Warranty Deed
$483,600 · M & T Bank
Dec 5, 2012
$115,000
William Hollink
Dandrea,patrick R
Warranty Deed
—
May 13, 2010
—
Patrick R Dandrea
—
Trustees Deed
related
$60,000 · Michael J Tallon PC
Dec 16, 2009
—
Patrick R Dandrea
Abasciano,mary A
Quit Claim Deed
related
—
—
—
North Coast Personal Storage L
—
Deed Of Trust
related
$160,000 · Brigitte J & George C Thompson
—
—
North Coast Personal Storage L
—
Deed Of Trust
related
$340,000 · Brigitte J & George C Thompson
—
—
North Coast Personal Storage L
—
Deed Of Trust
related
$164,000 · M&t Bk
—
—
North Coast Personal Storage L
—
Deed Of Trust
related
$768,616 · M&t Bk
—
—
North Coast Personal Storage L
—
Deed Of Trust
related
$1,531,000 · M&t Bk
—
—
North Coast Personal Storage L
—
Loan Modification
related
$1,531,000 · M&t Bk
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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