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Property profile & analytics
OFF-MARKET
Estimated value
$3,435,000
Commercial land
4600 Henrietta Rd, Henrietta, NY 14467-9355
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-0215957
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1956
Total area
23,064 SF
Lot
4.82 ac (209,959 SF)
Zoning code
05 - COMMERCIAL
APN
263200 175.10-2-77
UPID
US63-0215957
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
-
Vista Heights Inn Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.46M
CAP Approach
CAP
$3.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.44M
Owner & transaction history
4700 Hen Road LLC · 3 yrs held
4700 Hen Road LLC
since 2023
Last sale
$3.4M
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Henrietta, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+62.9%
Auto repair, garage
$2.6M
+57.3%
Office building
$2.1M
+24.9%
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 Henrietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henrietta 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
$3,760,000
ML approach
$3,460,000
CAP Approach
CAP Return
Estimation
6%
$3,675,000
6.5%
$3,395,000
7%
$3,150,000
Alternative Use
Use
Estimation
RESTAURANT
$2,710,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,620,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$2,080,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$3.44M
Range $3.09M – $3.78M · ±10% · vs last sale $3.44M (Mar 23 2023)
Last sale anchor
$3.44M
Mar 23 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
$149 / 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
$422,300
Assessed 2023
Previous assessed
$1,200,000
-64.8% YoY
Assessed land
$422,300
Land market value
$422,300
Total market value
$422,300
Applied tax rate
265,001.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1956
Heating
NONE
Stories
2
Total area
23,064 SF
Lot
4.82 ac (209,959 SF)
Zoning code
05 - COMMERCIAL
APN
263200 175.10-2-77
UPID
US63-0215957
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Henrietta, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Henrietta, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Henrietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.1M
RESTAURANT
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
1956
Heating
NONE
Stories
2
Lot
4.82 ac
Current owner
From public records · entity-resolved
4700 Hen Road LLC
Entity
Free & Clear · 3 yrs held
Mailing address
7487 4TH SECTION RD, BROCKPORT, NY 14420-9617
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2023
$3,440,371
4700 Hen Road LLC
Tr Lockport Realty LLC
Warranty Deed
—
Oct 20, 2021
$1,200,000
Tr Lockport Realty LLC
Alto Hotels LLC
Warranty Deed
—
Jun 16, 2006
$994,000
Alto Hotels LLC
4600 W Henrietta Road LLC
Warranty Deed
$250,000 · 4600 W Henrietta Road LLC
—
—
Alto Hotels LLC
—
Loan Modification
related
$250,000 · 4600 West Henrietta Road LLC
—
—
Alto Hotels LLC
—
Loan Modification
related
$250,000 · 4600 West Henrietta Road LLC
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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