New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Investment properties
4756 Lk S Rd, Brockport, NY 14420-2417
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US63-1574896
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1998
Total area
25,867 SF
Lot
3.38 ac (147,233 SF)
Zoning code
05 - COMMERCIAL
APN
265289 083.08-8-1.112
UPID
US63-1574896
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
-
CrossRoads Hair Studio Hair Salon
-
J&J Variedades de Ecuador Convent
-
Edward Jones - Financial Advisor: Jessica Burris Financial Advisor
-
Brockport Corners Mall Business Service Center Corporate Office
-
Miracle-Ear Hearing Aid Center Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.95M
Owner & transaction history
Brockport Corners Mall LLC · 11 yrs held
Brockport Corners Mall LLC
since 2015
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Brockport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+62.9%
Auto repair, garage
$2.9M
+57.3%
Office building
$2.3M
+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 Brockport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brockport 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,865,000
Current use
RESTAURANT
$3,040,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,935,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$2,330,000
Change: +25% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,805,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±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
$75 / 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
$1,046,600
Assessed 2023
Previous assessed
$967,900
+8.1% YoY
Assessed land
$299,400
Assessed improvement
$747,200
Land market value
$321,942
Improvement market value
$803,458
Total market value
$1,125,400
Applied tax rate
265,201.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
25,867 SF
Lot
3.38 ac (147,233 SF)
Zoning code
05 - COMMERCIAL
APN
265289 083.08-8-1.112
UPID
US63-1574896
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Brockport, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Brockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brockport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
RESTAURANT
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1998
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3.38 ac
Current owner
From public records · entity-resolved
Brockport Corners Mall LLC
Entity
Mailing address
700 MACKENZIE CT, WEBSTER, NY 14580-9467
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2025
—
Brockport Corners Mall LLC
—
Deed
related
$36,484 · M & T Bank
May 5, 2015
$1,050,000
Brockport Corners Mall LLC
Tlc Hage Properties LLC
Warranty Deed
$1,491,060 · The Canandaigua National Bank & Tru
Jul 9, 2010
$100,000
Genesee Regional Developers Ll
Tlc Hage Properties LLC
Grant Deed
—
Jul 9, 2010
—
Genesee Regional Developers Ll
—
Trustees Deed
related
$4,000,000 · Five Star Bank
—
—
Brockport Corners Mall LLC
—
Loan Modification, Consolidation And Extension
related
$1,680,000 · Canandaigua Nat'l Bk&tr
—
—
Tlc Hage Properties LLC
—
Deed Of Trust
related
$125,000 · Canandaigua Nat'l Bk&tr
—
—
Tlc Hage Properties LLC
—
Loan Modification
related
$167,926 · Canandaigua Nat'l Bk&tr
—
—
Tlc Hage Properties LLC
—
Loan Modification
related
$1,200,000 · Canandaigua National Bank
—
—
Tlc Hage Properties LLC
—
Deed Of Trust
related
$94,300 · Canandaigua National 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 4756 Lk S Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
