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    Property profile & analytics

    4617 Lake Rd Brockport, NY 14420

    • Banks
    • 5,068 SF
    • 0.50 lot acres
    For Sale
    View listing
    $625,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3411775
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Christian Center Church / Church

    Property Details for 4617 Lake Rd

    Year built
    1974
    Lot size
    0.50 lot acres
    Property size
    5,068 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Banks
    APN
    265289 083.08-2-6
    APU
    2652890830826

    Description

    This exceptional 5,714 square foot retail property, located at 4617 Lake Road N in Brockport, NY 14420, presents a unique investment opportunity. The building, constructed in 1988, features a two-story cobblestone structure and a single-story brick structure situated on a 0.81-acre lot. Currently available for lease, the property boasts ample parking and a significant advantage: two drive-thru lanes. The existing tenant is on a month-to-month lease, allowing for immediate occupancy for a qualified tenant seeking a long-term commitment. The property's strategic location within a mile of SUNY Brockport and a Wegmans, and less than a quarter mile from other major retailers like TJ Maxx, Big Lots, and Tractor Supply Co., ensures high visibility and foot traffic. The building's former use as a bank branch further enhances its appeal. The landlord is open to considering a ground lease for creditworthy tenants. This property is situated in a college town that recently legalized cannabis sales and consumption, presenting additional market potential. The property offers 5,700 square feet of vacant space within the total 5,714 square foot building.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $285,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $228,000
      Market price range: $229k - $468k

    • Alternative Use

      Use
      Estimation
      FINANCIAL BUILDING
      $345,000
      Current use
      COMMERCIAL (GENERAL)
      $450,000
      Change: +30% Conversion: Difficult
      RESTAURANT
      $425,000
      Change: +23% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $415,000
      Change: +20% Conversion: Difficult
      MEDICAL BUILDING
      $320,000
      Change: -8% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Brockport
    County
    Monroe
    State
    New York
    Longitude
    -77.9426
    Latitude
    43.204
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $120,000
    $52,800
    $172,800
    -
    $129,028
    $56,772
    $185,800

    Comparable in this City

    • Value Estimation
      $320,000
      4,478 SF

      4707 Lk S Rd

      FINANCIAL BUILDING • 4,478 SF
      4707 Lk S Rd, Brockport, NY 14420-2311
      View Details
    • Value Estimation
      $265,000
      2,412 SF

      4765 Lk S Rd

      FINANCIAL BUILDING • 2,412 SF
      4765 Lk S Rd, Brockport, NY 14420-2455
      View Details
    • Value Estimation
      $1,400,000
      3,810 SF

      4871 Lk S Rd

      FINANCIAL BUILDING • 3,810 SF
      4871 Lk S Rd, Brockport, NY 14420-2460
      View Details
    • Value Estimation
      $275,000
      3,222 SF

      66 Main St

      FINANCIAL BUILDING • 3,222 SF
      66 Main St, Brockport, NY 14420-1908
      View Details
    • Value Estimation
      $325,000
      5,344 SF

      6670 4th Section Rd

      FINANCIAL BUILDING • 5,344 SF
      6670 4th Section Rd, Brockport, NY 14420-2448
      View Details
    • Value Estimation
      $280,000
      2,455 SF

      400 Ww Ave

      FINANCIAL BUILDING • 2,455 SF
      400 Ww Ave, Brockport, NY 14420-1122
      View Details

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    Similar Nearby for Lease

    • $22 SF/Yr
      1,170 SF

      Prime Retail Space Co-Tenant Dunkin'

      Retail space co-tenant to Dunkin' in Brockport, NY.
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      View Details
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      Main Street Retail Center

      13,585 SF Vacant Retail Space
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      View Details
    • $10 SF/Yr
      4,690 SF

      Brockport Retail Space Available

      Prime Erie St location, renovated retail/restaurant.
      36 Erie St, Brockport, NY 14420
      View Details
    • Contact for pricing
      11,784 SF

      Retail Space Near SUNY Brockport

      Retail space available near SUNY Brockport with expansion potential.
      6465-6515 Brockport Spencerport Rd, Brockport, NY 14420
      View Details
    • Contact for pricing

      Prime Commercial Land for Lease

      Commercial land for lease in Brockport's retail hub.
      4899 Lake Rd N, Brockport, NY 14420
      View Details
    • Contact for pricing

      Prime Commercial Land for Lease

      Commercial land in Brockport trade area, near major retailers.
      Lake Rd, Brockport, NY 14420
      View Details
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    4617 Lake Rd
    Brockport, NY 14420
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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