Entity Owned 
For Sale
1 / 3
Contact for pricing
250 State St, Brockport, NY 14420
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
15,594 SF
Lot
3.05 ac (132,858 SF)
Zoning code
06 - INDUSTRIAL
APN
265201 069.13-5-13
UPID
US63-6264399
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Construction Company General Contractor
-
Freight Service Trucking Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$690k
Owner & transaction history
since 2022
Last sale
$675,000
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Brockport, NY
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$690k
Value range
$621k – $759k
±10% around blend
Estimated value / SF
$44 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
30
Income certainty
100
$621k
blend $690k
$759k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
15,594 SF
Lot area
3.05 ac
Year built
1980
Stories
2
APN
265201 069.13-5-13
Zoning
06 - INDUSTRIAL
Assessed value
$653,100
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.02M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.2 mi away · 11,700 SF
26.0 mi away · 19,312 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$690k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
-51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $44/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Market benchmark
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
7.84%
Selected cap rate for this office buildings
Derived from the Brockport market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.84%
9.0%
NOI (est.)
$90k *
Last sale · Mar 2022
$675k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.15M
Move the market yield to see immediate price impact.
Value / SF
$74
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
7.34%7.84%8.34%
$81k
$1.11M
$1.03M
$973k
$90k
$1.23M
$1.15M
$1.08M
$99k
$1.35M
$1.26M
$1.19M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$760k
10.3 mi · Dec 2025 · $65/SF
Property tax & assessments
Property tax & assessments
Assessed value
$653,100
Assessed 2023
Previous assessed
$653,100
+0.0% YoY
Assessed land
$136,500
Assessed improvement
$516,600
Land market value
$146,783
Improvement market value
$555,517
Total market value
$702,300
Applied tax rate
265,201.0000
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
For Sale
Year built
1980
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
15,594 SF
Lot
3.05 ac (132,858 SF)
Zoning code
06 - INDUSTRIAL
APN
265201 069.13-5-13
UPID
US63-6264399
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Brockport, NYZoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Brockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1980
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
3.05 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
06 - INDUSTRIAL
Jurisdiction
Brockport, NY
Recorded code
06 - INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 06 - INDUSTRIAL in Brockport, NY.
What opens after registration
Zoning profile
3 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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