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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Investment properties
2920 Smith Rd Canandaigua, NY 14424-9558
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-1335846
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1810
Total area
4,256 SF
Lot
44.1 ac (1,920,996 SF)
Zoning code
AG
APN
323400 85.00-1-5.000
UPID
US63-1335846
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
-
wine tour Vacation Rental Hotel & Motel
-
Morgan Samuels Inn & Venue Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$665k
Comparable Approach
Comparable
$600k
Blend (final)
Blend
$600k
Owner & transaction history
Morgan Samuels Real Est · 6 yrs held
Morgan Samuels Real Est
since 2019
2 recorded transactions
Zoning & alternative use
AG · Canandaigua, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$560,000
+27.0%
Office building
$450,000
+2.2%
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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$720,000
6.5%
$665,000
7%
$615,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$440,000
Current use
AUTO REPAIR, GARAGE
$560,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$450,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$141 / 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
Property tax & assessments
Assessed value
$595,000
Assessed 2023
Previous assessed
$575,000
+3.5% YoY
Assessed land
$169,700
Assessed improvement
$425,300
Land market value
$206,951
Improvement market value
$518,659
Total market value
$725,610
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
1810
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
5
Total area
4,256 SF
Lot
44.1 ac (1,920,996 SF)
Zoning code
AG
APN
323400 85.00-1-5.000
UPID
US63-1335846
Jurisdiction
ONTARIO
Zoning & alternative use
AG · Canandaigua, NY
Zoning AG · permitted uses
AG · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$440,000
AUTO REPAIR, GARAGE
Est. value
$560,000
OFFICE BUILDING
Est. value
$450,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1810
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
5
Lot
44.1 ac
Current owner
From public records · entity-resolved
Morgan Samuels Real Est
Individual
Mailing address
62 DEERFIELD DR, CANANDAIGUA, NY 14424-2408
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2019
$575,000
Morgan Samuels Real Est
Marty N King
Warranty Deed
$400,000 · Martin King
Feb 26, 2018
$927,000
Mary N King
Julie N Sullivan
Warranty Deed
$453,100 · Lyons National Bank
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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