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Property profile & analytics
OFF-MARKET
Investment properties
2580 State Rte 21 Canandaigua, NY 14424-8719
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3385761
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1962
Total area
888 SF
Lot
0.48 ac (20,909 SF)
Zoning code
R130
APN
322400 71.00-1-58.100
UPID
US63-3385761
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
-
T.Spex Eyewear Ophthalmologist (Bike/Boat/Book/etc) Store
-
Jay Taylor Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Tonia E Holmes · 5 yrs held
Tonia E Holmes
since 2020
Last sale
$210,000
3 recorded transactions
Zoning & alternative use
R130 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$212,900
Assessed 2023
Previous assessed
$129,000
+65.0% YoY
Assessed land
$14,400
Assessed improvement
$198,500
Land market value
$14,400
Improvement market value
$198,500
Total market value
$212,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1962
Heating
HOT WATER
Buildings
2
Stories
1
Rooms
4
Bathrooms
1
Total area
888 SF
Lot
0.48 ac (20,909 SF)
Zoning code
R130
APN
322400 71.00-1-58.100
UPID
US63-3385761
Jurisdiction
ONTARIO
Zoning & alternative use
R130 · Canandaigua, NY
Zoning R130 · permitted uses
R130 · 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.
Building & site characteristics
From public records
Year built
1962
Heating
HOT WATER
Stories
1
Buildings
2
Rooms
4
Bathrooms
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Tonia E Holmes
Individual
Mailing address
1814 NEW MICHIGAN RD, CANANDAIGUA, NY 14424-7915
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2020
$210,000
Tonia E Holmes
Craig Brocious
Deed
$168,000 · Cnb Mortgage Co
Mar 27, 2019
$43,500
Craig Brocious
Daniel Nowak
Warranty Deed
—
Jul 30, 2015
$128,000
Daniel Nowak
Jay S Taylor
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.
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