Individually Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1972
Total area
3,655 SF
Lot
0.7 ac (30,441 SF)
Zoning code
MU
APN
320200 84.13-4-2.1
UPID
US63-1682812
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$70k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$80k
Owner & transaction history
since 2023
Last sale
$87,350
5 recorded transactions
Zoning & alternative use
MU · Canandaigua, NY
Zoning description
Mixed Use (MU). [Added 1-16-2003 by Ord. No. 2002-017 ; amended 10-7-2021 by Ord. No. 2021-005 [1] ] Purpose. The Mixed Use Zone District shall provide high-density, pedestrian-oriented retail/service uses adjacent to th…
General category
MIXED_USE
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$80k
Value range
$72k – $88k
±10% around blend
Estimated value / SF
$22 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$72k
blend $80k
$88k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,655 SF
Lot area
0.7 ac
Year built
1972
Stories
1
APN
320200 84.13-4-2.1
Zoning
MU
Assessed value
$80,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$528k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.5 mi away · 2,881 SF
3.5 mi away · 3,427 SF
5.9 mi away · 3,282 SF
8.9 mi away · 3,360 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$80k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 50 sales
$103
-79%
Submarket 53 sales
$109
-80%
County 176 sales
$68
-68%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $22/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
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$87k
Move the market yield to see immediate price impact.
Value / SF
$24
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
5.00%7.00%9.00%
$6k
$110k
$79k
$61k
$6k
$122k
$87k
$68k
$7k
$135k
$96k
$75k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$410k
0.1 mi · Jan 2026 · $142/SF
Property tax & assessments
Property tax & assessments
Assessed value
$80,000
Assessed 2023
Previous assessed
$80,000
+0.0% YoY
Assessed land
$80,000
Land market value
$90,909
Total market value
$90,909
Applied tax rate
320,200.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1972
Heating
NONE
Stories
1
Total area
3,655 SF
Lot
0.7 ac (30,441 SF)
Zoning code
MU
APN
320200 84.13-4-2.1
UPID
US63-1682812
Jurisdiction
ONTARIO
Zoning & alternative use
MU · Canandaigua, NYZoning MU · permitted uses
MU · Canandaigua, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Mixed Use (MU). [Added 1-16-2003 by Ord. No. 2002-017 ; amended 10-7-2021 by Ord. No. 2021-005 [1] ] Purpose. The Mixed Use Zone District shall provide high-density, pedestrian-oriented retail/service uses adjacent to th…
General category
MIXED_USE
Building & site characteristics
From public records
Year built
1972
Heating
NONE
Stories
1
Lot
0.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
MU
MIXED_USE
Jurisdiction
Canandaigua, NY
Recorded code
MU
Official district
MU
Official district profile
What the municipal code says about MU
Zoning description
Mixed Use (MU). [Added 1-16-2003 by Ord. No. 2002-017 ; amended 10-7-2021 by Ord. No. 2021-005 [1] ] Purpose. The Mixed Use Zone District shall provide high-density, pedestrian-oriented retail/service uses adjacent to th…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MU in Canandaigua, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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