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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Automotive properties
2780 Lakeville Rd Avon, NY 14414-9716
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-6142402
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2006
Total area
12,183 SF
Lot
4.47 ac (194,713 SF)
Zoning code
05 - COMMERCIAL
APN
242089 54.-1-2.121
UPID
US63-6142402
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
-
ChargeSmart EV Charging Station Electric Vehicle Charging Station
-
Bob Johnson 390 Chevrolet Parts Auto Parts Store
-
Bob Johnson 390 Chevrolet, Inc. Car Dealership Auto Repair Shop
-
Bob Johnson 390 Chevrolet Service Auto Repair Shop
-
gmps-ideal-chev Car Dealership Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$965k
Owner & transaction history
Xvi Store Master Funding · 7 yrs held
Xvi Store Master Funding
since 2018
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Avon, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+18.7%
Office building
$1.2M
+18.2%
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 Avon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avon 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$990,000
Current use
RESTAURANT
$1,180,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,175,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$815,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10%
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
$79 / 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
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$30,857
Tax year 2020
Assessed value
$930,400
Assessed 2023
Previous assessed
$930,400
+0.0% YoY
Effective rate
3.32%
On assessed value
Assessed land
$83,000
Assessed improvement
$847,400
Land market value
$83,000
Improvement market value
$847,400
Total market value
$930,400
Applied tax rate
242,001.0000
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
12,183 SF
Lot
4.47 ac (194,713 SF)
Zoning code
05 - COMMERCIAL
APN
242089 54.-1-2.121
UPID
US63-6142402
Jurisdiction
LIVINGSTON
Zoning & alternative use
05 - COMMERCIAL · Avon, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Avon, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Avon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$990,000
RESTAURANT
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$815,000
AUTO REPAIR, GARAGE Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
4.47 ac
Current owner
From public records · entity-resolved
Xvi Store Master Funding
Individual
Mailing address
1271 W RDG RD, ROCHESTER, NY 14615-2406
Ownership since
2018
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
Dec 27, 2018
$3,620,253
Xvi Store Master Funding
Zcj Automotive INC
Deed
—
Dec 27, 2018
—
Store Mater Funding 16
—
Deed
related
$20,930,000 · Citibank NA
Jan 10, 2014
$3,000,000
Zcj Automotive, INC.
Ang Family LLC
Deed
—
Mar 9, 2005
$425,000
Ang Family LLC
390 Avon Development LLC
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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