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Property profile & analytics
OFF-MARKET
Strip malls
39 Main St, Brockport, NY 14420-1666
Entity Owned
Free & Clear
Property ID
US63-3323020
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1951
Total area
6,314 SF
Lot
0.84 ac (36,590 SF)
Zoning code
05 - COMMERCIAL
APN
265201 068.44-2-15.1
UPID
US63-3323020
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
-
Salvatore's Old Fashioned Pizzeria Restaurant
-
be•YOU Salon Hair Salon Nail Salon
-
Parker Brothers Mechanical General Contractor Construction Company
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
J & M Valle Holdings LLC
J & M Valle Holdings LLC
since 2026
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Brockport, 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 Brockport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brockport 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
$399,400
Assessed 2023
Previous assessed
$399,400
+0.0% YoY
Assessed land
$105,200
Assessed improvement
$294,200
Land market value
$113,128
Improvement market value
$316,372
Total market value
$429,500
Applied tax rate
265,201.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1951
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
6,314 SF
Lot
0.84 ac (36,590 SF)
Zoning code
05 - COMMERCIAL
APN
265201 068.44-2-15.1
UPID
US63-3323020
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Brockport, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Brockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brockport. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1951
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
J & M Valle Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1052 WHITTIER RD, BROCKPORT, NY 14420-9729
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2026
$400,000
J & M Valle Holdings LLC
Qc Canalside Properties LLC
Warranty Deed
—
Jun 18, 2021
—
Qc Canalside Properties LLC
Leap Holdings LLC
Bargain And Sale Deed
$410,000 · M & T Bank
Aug 10, 2016
$465,000
Leap Holdings LLC
Canal Ridge Properties INC
Warranty Deed
related
$372,000 · Five Star Bk
Apr 1, 2009
$500
Canal Ridge Properties INC
—
Trustees Deed
related
$175,000 · Lechner John R Living Tr (tr)
Apr 1, 2009
—
Canal Ridge Properties INC
—
Trustees Deed
related
$65,000 · Lechner John R Living Tr (tr)
Sep 17, 2008
$1,000
Canal Ridge Properties INC
Enos,david
Quit Claim Deed
related
$175,000 · Lechner John R L Trust (tr)
May 23, 2008
$9,155
David Enos
Heaster,william & Kammy S
Warranty Deed
related
$130,845 · Donald C & Grace K Taylor
—
—
Canal Ridge Properties INC
—
Deed Of Trust
related
$369,000 · First Niagara Funding INC
—
—
Canal Ridge Properties INC
—
Deed Of Trust
related
$129,180 · First Niagara Funding INC
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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