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Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Warehouses
400 Mason Rd Fairport, NY 14450-9438
Entity Owned
~
Est. High Equity
Property ID
US63-1170954
Property summary
AI-generated overview
This exceptional value-add investment opportunity presents a 26,420 square foot industrial property situated on a 3.39-acre lot at 400 Mason Rd, Fairport, NY 14450. The property comprises two buildings: a main structure of approximately 22,120 square feet constructed in 1978, and an annex building of approximately 4,300 square feet built in 1980. The main building boasts 2 loading docks, 2 grade-level doors, and a mezzanine level offering an additional 3,480 square feet of space. Three separate office spaces totaling approximately 4,792 square feet are located on two floors within the main building. Both buildings feature ceiling clearances ranging from 25 to 28 feet. The property benefits from 3-phase power (208V, 200 amps) and radiant heat. Currently occupied by five tenants under short-term leases, this property offers significant upside potential due to below-market rental income. The property's projected capitalization rate is 9.05%, with a pro-forma NOI of $199,007 and an asking price of $1,750,000 ($66.24/sq ft). Property taxes are $27,665.48. The permitted zoning is Industrial. This multi-tenant warehouse presents a compelling investment opportunity with strong potential for increased profitability. The property is located in Monroe County, NY, and features a 100% occupancy rate.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Total area
22,120 SF
Lot
3.39 ac (147,668 SF)
Zoning code
INDUSTRIAL
APN
264489 180.08-1-2.2
UPID
US63-1170954
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
-
Biotech Drainline Services Plumbing Service Building Supply
-
Exponential Power, Formerly Maetec Power, LLC Big Box & Wholesale Store
-
E-Z Movers Inc Moving Company
-
Centrica Business Solutions Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.15M
Owner & transaction history
400 Mason LLC
400 Mason LLC
since 2025
6 recorded transactions
Zoning & alternative use
INDUSTRIAL · Fairport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+35.3%
Neighborhood: shopping center
$1.5M
+30.8%
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 Fairport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairport 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
WAREHOUSE, STORAGE
$1,180,000
Current use
COMMERCIAL (GENERAL)
$1,595,000
Change: +35% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,545,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±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
$52 / 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
$719,000
Assessed 2023
Previous assessed
$719,000
+0.0% YoY
Assessed land
$319,500
Assessed improvement
$399,500
Land market value
$450,011
Improvement market value
$562,689
Total market value
$1,012,700
Applied tax rate
264,401.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1978
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
2
Total area
22,120 SF
Lot
3.39 ac (147,668 SF)
Zoning code
INDUSTRIAL
APN
264489 180.08-1-2.2
UPID
US63-1170954
Jurisdiction
MONROE
Zoning & alternative use
INDUSTRIAL · Fairport, NY
Zoning INDUSTRIAL · permitted uses
INDUSTRIAL · Fairport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
3.39 ac
Current owner
From public records · entity-resolved
400 Mason LLC
Entity
Mailing address
400 MASON RD, FAIRPORT, NY 14450-9438
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2025
—
400 Mason LLC
Jj Zebs LLC
Bargain & Sale Deed
$1,032,500 · Cnb Bank
Oct 23, 2012
$755,000
Jj Zebs LLC
Ahern,thomas A & Allison M
Warranty Deed
—
Dec 26, 2007
$53,000
Thomas A Ahern
Ahern,thomas A
Quit Claim Deed
related
$220,161 · First Niagara Funding INC
Jun 14, 2007
$46,623
Thomas A Ahern
Ahern,thomas A & Allison M
Quit Claim Deed
related
—
—
—
Thomas A Ahern
—
Deed Of Trust
related
$44,379 · Citizens Federal Bank Fsb
—
—
Thomas A Ahern
—
Deed Of Trust
related
$200,000 · Citizens Federal Bank Fsb
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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