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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Golf courses & driving ranges
4344 9th Mile Pt Rd, Fairport, NY 14450-8510
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-5433229
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1986
Total area
24,292 SF
Lot
49.42 ac (2,152,735 SF)
Zoning code
RES A
APN
264489 140.13-1-5.1
UPID
US63-5433229
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
-
WW Studio @ Eagle Vale Golf Club and Learning Center Fairport Weight Loss Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$410k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$807k
Blend (final)
Blend
$610k
Owner & transaction history
Jpv3 Real Estate LLC · 2 yrs held
Jpv3 Real Estate LLC
since 2023
1 recorded transaction
Zoning & alternative use
RES A · Fairport, 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 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
$410,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,000,000
Current use
WAREHOUSE, STORAGE
$830,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$25 / 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
$1,827,800
Assessed 2023
Previous assessed
$1,827,800
+0.0% YoY
Assessed land
$276,700
Assessed improvement
$1,551,100
Land market value
$389,723
Improvement market value
$2,184,677
Total market value
$2,574,400
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
24,292 SF
Lot
49.42 ac (2,152,735 SF)
Zoning code
RES A
APN
264489 140.13-1-5.1
UPID
US63-5433229
Jurisdiction
MONROE
Zoning & alternative use
RES A · Fairport, NY
Zoning RES A · permitted uses
RES A · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$830,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
WAREHOUSE, STORAGE
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
1986
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
49.42 ac
Current owner
From public records · entity-resolved
Jpv3 Real Estate LLC
Entity
Mailing address
14 LARWOOD DR, ROCHESTER, NY 14618-4722
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2023
—
Jpv3 Real Estate LLC
—
Deed
related
$1,204,000 · United Southwest 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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