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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Warehouses
4108 Canal Rd, Spencerport, NY 14559-9554
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-1490161
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Total area
4,050 SF
Lot
9.87 ac (429,937 SF)
Zoning code
R-1
APN
263889 086.01-1-12.11
UPID
US63-1490161
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
$350k
Comparable Approach
Comparable
$371k
Blend (final)
Blend
$555k
Owner & transaction history
4108 Canal LLC · 2 yrs held
4108 Canal LLC
since 2023
Last sale
$550,000
2 recorded transactions
Zoning & alternative use
R-1 · Spencerport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$460,000
+112.8%
Office building
$365,000
+69.0%
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 Spencerport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spencerport 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
$600,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
$380,000
6.5%
$350,000
7%
$325,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$460,000
Change: +113% · Conversion: Easy
OFFICE BUILDING
$365,000
Change: +69% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $550k (Dec 28 2023)
Last sale anchor
$550k
Dec 28 2023
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
$137 / 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
$209,900
Assessed 2023
Previous assessed
$209,900
+0.0% YoY
Assessed land
$40,400
Assessed improvement
$169,500
Land market value
$58,550
Improvement market value
$245,650
Total market value
$304,200
Applied tax rate
263,801.0000
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
1990
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
4,050 SF
Lot
9.87 ac (429,937 SF)
Zoning code
R-1
APN
263889 086.01-1-12.11
UPID
US63-1490161
Jurisdiction
MONROE
Zoning & alternative use
R-1 · Spencerport, NY
Zoning R-1 · permitted uses
R-1 · Spencerport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spencerport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$460,000
OFFICE BUILDING
Est. value
$365,000
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
9.87 ac
Current owner
From public records · entity-resolved
4108 Canal LLC
Entity
Free & Clear · 2 yrs held
Mailing address
128 HINKLEYVILLE RD, SPENCERPORT, NY 14559-1008
Ownership since
2023
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
Dec 28, 2023
$550,000
4108 Canal LLC
L L Huff Co INC
Warranty Deed
—
Jun 25, 2014
—
Ll Huff Co INC
Lorric Dev Corp Of New York
Warranty Deed
related
—
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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