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Property profile & analytics
OFF-MARKET
Office buildings
404 William St, Geneva, NY 14456-2143
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-2484757
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1980
Total area
9,103 SF
Lot
2.55 ac (111,078 SF)
Zoning code
R-1
APN
320500 104.14-1-19.100
UPID
US63-2484757
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
-
Lake Country Dental Pllc Dental Office
-
Mulkin Lisa Kay DDS Dental Office
-
Finger Lakes Periodontics & Implant Dentistry Dental Office
-
Finger Lakes Periodontics: Yerke Lisa Marie DDS Dental Office
-
FLX Periodontics Geneva Dental Office
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
Geneva Apex Realty LLC · 7 yrs held
Geneva Apex Realty LLC
since 2018
1 recorded transaction
Zoning & alternative use
R-1 · Geneva, 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 Geneva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Geneva 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
$750,000
Assessed 2023
Previous assessed
$750,000
+0.0% YoY
Assessed land
$68,600
Assessed improvement
$681,400
Land market value
$87,949
Improvement market value
$873,589
Total market value
$961,538
Applied tax rate
320,500.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
9,103 SF
Lot
2.55 ac (111,078 SF)
Zoning code
R-1
APN
320500 104.14-1-19.100
UPID
US63-2484757
Jurisdiction
ONTARIO
Zoning & alternative use
R-1 · Geneva, NY
Zoning R-1 · permitted uses
R-1 · Geneva, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Geneva. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.55 ac
Current owner
From public records · entity-resolved
Geneva Apex Realty LLC
Entity
Mailing address
404 WILLIAM ST STE #5, GENEVA, NY 14456-2143
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2018
$750,000
Geneva Apex Realty LLC
Geneva Dental Assoc LLC
Warranty Deed
$600,000 · Usny 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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