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Property profile & analytics
OFF-MARKET
Investment properties
2621 State Rte 245, Stanley, NY 14561
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-1688627
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1897
Total area
13,307 SF
Lot
0.26 ac (11,360 SF)
Zoning code
05 - COMMERCIAL
APN
323289 144.10-1-28.100
UPID
US63-1688627
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
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
Fox Properties LLC · 1 yrs held
Fox Properties LLC
since 2025
Last sale
$300,000
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Stanley, 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 Stanley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stanley 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
$240,000
Assessed 2023
Previous assessed
$210,000
+14.3% YoY
Assessed land
$14,300
Assessed improvement
$225,700
Land market value
$14,300
Improvement market value
$225,700
Total market value
$240,000
Applied tax rate
323,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1897
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
13,307 SF
Lot
0.26 ac (11,360 SF)
Zoning code
05 - COMMERCIAL
APN
323289 144.10-1-28.100
UPID
US63-1688627
Jurisdiction
ONTARIO
Zoning & alternative use
05 - COMMERCIAL · Stanley, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Stanley, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stanley. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1897
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Fox Properties LLC
Entity
Free & Clear · 1 yrs held
Mailing address
4850 W SWAMP RD, STANLEY, NY 14561-9735
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2025
$300,000
Fox Properties LLC
2621 State Route 245 LLC
Warranty Deed
—
Apr 13, 2023
—
2621 State Route 245 LLC
—
Deed
related
$138,209 · The Canandaigua National Bank & Trust Co
Oct 18, 2019
$130,000
2621 State Route 245 LLC
Gorham Building Co LLC
Warranty Deed
$97,500 · The Canandaigua National Bank & Tru
Apr 30, 2013
—
Gorham Building Company L
I O O F Gorham
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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