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Property profile & analytics
OFF-MARKET
Estimated value
$140,000
Investment properties
5255 Rdg Rd Spencerport, NY 14559-1111
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-5596747
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1968
Total area
3,240 SF
Lot
0.6 ac (26,136 SF)
Zoning code
05 - COMMERCIAL
APN
264089 071.02-1-21
UPID
US63-5596747
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
$175k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$140k
Owner & transaction history
David M Inclema JR · 5 yrs held
David M Inclema JR
since 2021
Last sale
$185,000
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
Method
Estimation
Statistic approach
$140,000
ML approach
$175,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$140k
Range $126k – $154k · ±10% · vs last sale $185k (Apr 27 2021)
Last sale anchor
$185k
Apr 27 2021
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
$43 / 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
$115,100
Assessed 2023
Previous assessed
$115,100
+0.0% YoY
Assessed land
$43,600
Assessed improvement
$71,500
Land market value
$61,404
Improvement market value
$100,696
Total market value
$162,100
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1968
Heating
NONE
Buildings
1
Stories
1
Total area
3,240 SF
Lot
0.6 ac (26,136 SF)
Zoning code
05 - COMMERCIAL
APN
264089 071.02-1-21
UPID
US63-5596747
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Spencerport, NYZoning 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
Building & site characteristics
From public records
Year built
1968
Heating
NONE
Stories
1
Buildings
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
David M Inclema JR
Individual
Mailing address
5255 W RDG RD, SPENCERPORT, NY 14559-1111
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2021
—
David M Inclema JR
Tony Collicio
Intrafamily Transfer
related
$422,330 · Cnb Mortgage Co
Sep 22, 2020
—
Gorpon Group INC
—
Deed
related
$135,000 · Chuck Cannioto
Sep 9, 2020
$185,000
Gorpon Group INC
Chuck R Cannioto
Grant Deed
$135,000 · Chuck Cannioto
Oct 11, 2017
$76,000
Chuck Cannioto
490 S LLC
Quit Claim Deed
related
—
Dec 28, 2016
$32,700
490 S LLC
Referee Of Monroe County|schuth,thomas P
Trustees Deed
—
—
—
Thomas P Schuth
—
Deed Of Trust
related
$136,000 · Jgc Hage Realty INC
—
—
Thomas P Schuth
—
Deed Of Trust
related
$170,700 · Chuck Cannioto
—
—
Gorpon Group INC
—
Deed Of Trust
related
$135,000 · Chuck Cannioto
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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