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Property profile & analytics
FOR SALE
Commercial land
4635 W Henrietta Rd, Henrietta, NY 14467
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-0449059
For Sale
$2,400,000
4635 W Henrietta Rd, Henrietta, NY 14467
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
2000
Total area
45,563 SF
Lot
4.34 ac (189,074 SF)
Zoning code
05 - COMMERCIAL
APN
263200 175.10-2-82
UPID
US63-0449059
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.54M
Owner & transaction history
Tr Lockport Realty LLC · 3 yrs held
Tr Lockport Realty LLC
since 2022
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Henrietta, 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 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
$1,480,000
ML approach
$1,705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.54M
Range $1.39M – $1.69M · ±10% · vs last sale $1.45M (Aug 23 2022)
Last sale anchor
$1.45M
Aug 23 2022
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
$34 / 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
$1,450,000
Assessed 2023
Previous assessed
$750,000
+93.3% YoY
Assessed land
$1,450,000
Land market value
$1,450,000
Total market value
$1,450,000
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
For Sale
Year built
2000
Heating
NONE
Stories
2
Total area
45,563 SF
Lot
4.34 ac (189,074 SF)
Zoning code
05 - COMMERCIAL
APN
263200 175.10-2-82
UPID
US63-0449059
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.
Building & site characteristics
From public records
Year built
2000
Heating
NONE
Stories
2
Lot
4.34 ac
Current owner
From public records · entity-resolved
Tr Lockport Realty LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3552 SOUTHWESTERN BLVD, BUFFALO, NY 14217
Ownership since
2022
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
Aug 23, 2022
$1,450,000
Tr Lockport Realty LLC
4635 West Fienrietta Road LLC
Bargain And Sale Deed
—
Aug 20, 2021
$750,000
4635 West Henrietta Road LLC
Rosewood Realty Rochester LLC
Bargain And Sale Deed
—
Jul 27, 2017
$5,500,000
Rosewood Realty Rochester LLC
International Hospitality INC
Bargain And Sale Deed
—
Jan 30, 2006
—
International Hospitality INC
County Of Monroe Indl Dev Agcy
Grant Deed
related
—
—
—
International Hospitality INC
—
Loan Modification
related
$4,500,000 · Wachovia Bank NA
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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