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Property profile & analytics
OFF-MARKET
Community centers
4655 Rdg Rd Spencerport, NY 14559-1565
Entity Owned
~
Est. High Equity
Property ID
US63-4154350
Property summary
AI-generated overview
This versatile 15,827 square foot commercial building in Spencerport, NY, presents a unique investment opportunity. Located on 1.82 acres with excellent visibility along Route 104 (W. Ridge Rd), just west of Manitou Rd, this property offers a blend of retail/showroom space, office area, and approximately 4,800 square feet of warehouse space complete with a drive-in door. The building boasts numerous recent upgrades, including new ceiling tiles, lighting, and flooring. Previously occupied by a successful flooring company, the property is zoned General Commercial and offers significant potential for a variety of commercial uses. The current tenant has expressed interest in leasing back a portion of the warehouse space. This prime location and flexible layout make this property ideal for a range of businesses seeking a high-visibility presence in a thriving community. The asking price is $1,550,000.
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1985
Total area
15,827 SF
Lot
1.82 ac (79,279 SF)
Zoning code
05 - COMMERCIAL
APN
264089 072.02-4-76
UPID
US63-4154350
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
-
Christian Flooring Carpet & Flooring Store Hardware & Home Improvement
-
Our Design Source (Bike/Boat/Book/etc) Store Home Decor Store
-
Storage Organize Source (Bike/Boat/Book/etc) Store Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Purpose Driven Solutions LLC
Purpose Driven Solutions LLC
since 2026
Last sale
$550,225
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Spencerport, 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 Spencerport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spencerport 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$689,400
Assessed 2023
Previous assessed
$689,400
+0.0% YoY
Assessed land
$91,000
Assessed improvement
$598,400
Land market value
$128,171
Improvement market value
$842,829
Total market value
$971,000
Applied tax rate
263,801.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
15,827 SF
Lot
1.82 ac (79,279 SF)
Zoning code
05 - COMMERCIAL
APN
264089 072.02-4-76
UPID
US63-4154350
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Spencerport, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Spencerport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spencerport. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.82 ac
Current owner
From public records · entity-resolved
Purpose Driven Solutions LLC
Entity
Mailing address
4655 W RDG RD, SPENCERPORT, NY 14559-1565
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2026
$550,225
Purpose Driven Solutions LLC
Passero Realty LLC
Warranty Deed
$1,250,000 · Nextier Bank NA
Jun 28, 2016
—
Passero Realty LLC
—
Deed
related
$733,000 · Esl FCU
Mar 24, 2016
$750,000
Passero Realty LLC
4659 Rrw LLC
Warranty Deed
—
Jan 2, 2007
$500
4659 Rrw LLC
Pavone,michael E
Quit Claim Deed
related
—
Oct 10, 2002
$160,500
Richard W Tallman
Amodio,carmen
Grant Deed
related
—
Oct 4, 2002
$437,100
Michael E Pavone
Amodio,carmen V
Grant Deed
related
$100,000 · Carmen Amodio
—
—
Michael E Pavone
—
Loan Modification
related
$325,000 · Steven Hollander
—
—
4659 Rrw LLC
—
Deed Of Trust
related
$395,515 · Genesee Regional Bank
—
—
Michael E Pavone
—
Deed Of Trust
related
$200,000 · Richard Nassar
—
—
Passero Realty LLC
—
Deed Of Trust
related
$733,000 · Esl FCU
—
—
4659 Rrw LLC
—
Deed Of Trust
related
$619,707 · Genesee Regional Bank
—
—
4659 Rrw LLC
—
Deed Of Trust
related
$625,220 · Genesee Regional 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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