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Property profile & analytics
OFF-MARKET
Office buildings
421 Un St, Spencerport, NY 14559-1913
Entity Owned
8-yr Hold
Free & Clear
Property ID
US63-0167221
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
4,420 SF
Lot
0.6 ac (26,136 SF)
Zoning code
B3
APN
263801 086.20-2-12
UPID
US63-0167221
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
-
Howard Hanna Spencerport Real Estate Agency
-
Terri Williams Rochester Realtor Real Estate Agency
-
Howard Hanna Spencerport Office Real Estate Agency
-
Marvin Hankinson Real Estate Agency
-
Ellieen Elliott Realtor Real Estate Agency
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
Cdc Acquisitions LLC · 8 yrs held
Cdc Acquisitions LLC
since 2018
7 recorded transactions
Zoning & alternative use
B3 · Spencerport, 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 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
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
$350,000
Assessed 2023
Previous assessed
$350,000
+0.0% YoY
Assessed land
$52,300
Assessed improvement
$297,700
Land market value
$75,790
Improvement market value
$431,410
Total market value
$507,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,420 SF
Lot
0.6 ac (26,136 SF)
Zoning code
B3
APN
263801 086.20-2-12
UPID
US63-0167221
Jurisdiction
MONROE
Zoning & alternative use
B3 · Spencerport, NY
Zoning B3 · permitted uses
B3 · 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.
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Cdc Acquisitions LLC
Entity
Free & Clear · 8 yrs held
Mailing address
81 CHADWICK MNR, FAIRPORT, NY 14450-8821
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2022
—
Cdc Acquisitions LLC
—
Deed
related
$89,315 · Evans Bank NA
Aug 17, 2018
—
Cdc Acquisitions LLC
—
Deed
related
$456,000 · Reliant Cmnty FCU
Feb 20, 2018
$325,000
Cdc Acquisitions LLC
Aspenwood Associates LLC
Warranty Deed
—
Aug 12, 2013
—
Aspenwood Associates LLC
Aspenwood Associates LLC
Quit Claim Deed
related
—
Jun 22, 2005
$428,740
Aspenwood Associates LLC
Austin,dale H & Donna L
Warranty Deed
related
—
—
—
Aspenwood Associates LLC
—
Loan Modification
related
$2,506,166 · First Niagara Funding INC
—
—
Cdc Acquisitions LLC
—
Deed Of Trust
related
$456,000 · Reliant Cmnty FCU
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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