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Property profile & analytics
FOR SALE
Individual retail properties
250 Gorham St Canandaigua, NY 14424
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-0127202
For Sale
1 / 41
$630,000
250 Gorham St, Canandaigua, NY 14424
View Listing →
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1960
Total area
8,570 SF
Lot
0.6 ac (25,920 SF)
Zoning code
R1B
APN
320200 84.06-1-37
UPID
US63-0127202
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
-
Alpha Chiropractic Health + Wellness Alternative Medicine Practice
-
Halie Schoff Alternative Medicine Practice
-
Chosen Athletics Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$565k
Owner & transaction history
Synergy Social Wellness L · 1 yrs held
Synergy Social Wellness L
since 2024
Last sale
$567,000
7 recorded transactions
Zoning & alternative use
R1B · Canandaigua, 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 Canandaigua submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canandaigua 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
$565,000
ML approach
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$670,000
Change: 0% · Conversion: Difficult
RESTAURANT
$670,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$650,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$610,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$480,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$445,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$375,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$565k
Range $509k – $622k · ±10% · vs last sale $567k (Aug 22 2024)
Last sale anchor
$567k
Aug 22 2024
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
$66 / 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
$291,400
Assessed 2023
Previous assessed
$291,400
+0.0% YoY
Assessed land
$36,600
Assessed improvement
$254,800
Land market value
$41,591
Improvement market value
$289,545
Total market value
$331,136
Applied tax rate
320,200.0000
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
For Sale
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
8,570 SF
Lot
0.6 ac (25,920 SF)
Zoning code
R1B
APN
320200 84.06-1-37
UPID
US63-0127202
Jurisdiction
ONTARIO
Zoning & alternative use
R1B · Canandaigua, NY
Zoning R1B · permitted uses
R1B · Canandaigua, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canandaigua. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$670,000
RESTAURANT
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$650,000
OFFICE BUILDING
Est. value
$610,000
WAREHOUSE, STORAGE
Est. value
$480,000
RETAIL STORES
Est. value
$445,000
MEDICAL BUILDING
Est. value
$375,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
MEDICAL 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
1960
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Synergy Social Wellness L
Individual
Free & Clear · 1 yrs held
Mailing address
577 LERCH RD, GENEVA, NY 14456-9238
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2024
$567,000
Synergy Social Wellness L
Chosen Athletics LLC
Warranty Deed
—
Aug 15, 2024
$567,000
Synergy Social Wellness L
Chosen Athletics LLC
Warranty Deed
$454,000 · Lyons Savings Bank
May 18, 2020
—
Chosen Athletics LLC
—
Deed
related
$30,700 · The Canandaigua National Bank & Trust Co
Feb 14, 2020
$125,000
Chosen Athletics LLC
Brian R Desio
Warranty Deed
$194,300 · The Canandaigua National Bank & Tru
Feb 14, 2020
—
Chosen Athletics LLC
—
Deed
related
$50,000 · Canandaigua City Of
Jul 13, 2016
$120,000
Brian R Desio
Ontario Holdings, LLC
Deed
$125,000 · Ontario Holdings LLC
Mar 31, 2006
—
Ontario Holdings, LLC
26-28 Maple Avenue, INC.
Deed
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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