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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Retail space
4336 Recreation Dr Canandaigua, NY 14424-2232
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3959915
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Total area
9,355 SF
Lot
1 ac (43,560 SF)
Zoning code
C1
APN
323400 85.03-1-17.000
UPID
US63-3959915
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
-
Mark's Leisure Time Marine (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$550k
Owner & transaction history
Reid Classics LLC · 3 yrs held
Reid Classics LLC
since 2023
Last sale
$599,900
4 recorded transactions
Zoning & alternative use
C1 · Canandaigua, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$730,000
+50.0%
Restaurant
$730,000
+49.5%
Auto repair, garage
$705,000
+44.8%
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 Canandaigua submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canandaigua 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
$500,000
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$490,000
Current use
COMMERCIAL (GENERAL)
$730,000
Change: +50% · Conversion: Easy
RESTAURANT
$730,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$705,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$665,000
Change: +36% · Conversion: Easy
WAREHOUSE, STORAGE
$525,000
Change: +7% · Conversion: Difficult
MEDICAL BUILDING
$410,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $600k (Jan 18 2023)
Last sale anchor
$600k
Jan 18 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
$59 / 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
$470,000
Assessed 2023
Previous assessed
$470,000
+0.0% YoY
Assessed land
$100,000
Assessed improvement
$370,000
Land market value
$121,951
Improvement market value
$451,220
Total market value
$573,171
Applied tax rate
320,200.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Heating
NONE
Buildings
1
Stories
1
Total area
9,355 SF
Lot
1 ac (43,560 SF)
Zoning code
C1
APN
323400 85.03-1-17.000
UPID
US63-3959915
Jurisdiction
ONTARIO
Zoning & alternative use
C1 · Canandaigua, NYZoning C1 · permitted uses
C1 · Canandaigua, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$490,000
COMMERCIAL (GENERAL)
Est. value
$730,000
RESTAURANT
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$705,000
OFFICE BUILDING
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$525,000
MEDICAL BUILDING
Est. value
$410,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
MEDICAL 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
2006
Heating
NONE
Stories
1
Buildings
1
Lot
1 ac
Current owner
From public records · entity-resolved
Reid Classics LLC
Entity
Mailing address
3808 COUNTY RD 16, CANANDAIGUA, NY 14424-2453
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2023
$599,900
Reid Classics LLC
Meyers At Churchville LLC
Warranty Deed
—
Jun 29, 2016
$470,000
LLC Meyers At Churchville
John A Polimeni
Deed
$1,000,000 · Genesee Regional Bank
Jun 28, 2012
$273,500
John Polimeni
First Niagara Realty, INC
Deed
—
Apr 30, 2012
$321,000
First Niagara Realty, INC
Dennis Rex
Deed
—
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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