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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
60 Maple Ave, Victor, NY 14564-1316
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-0357287
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1890
Total area
8,708 SF
Lot
1 ac (43,560 SF)
Zoning code
B
APN
324801 28.05-1-54.211
UPID
US63-0357287
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
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$488k
Blend (final)
Blend
$560k
Owner & transaction history
40 Proof LLC · 3 yrs held
40 Proof LLC
since 2022
Last sale
$768,581
6 recorded transactions
Zoning & alternative use
B · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$840,000
+0.2%
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 Victor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victor 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
$520,000
ML approach
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$840,000
Current use
RESTAURANT
$840,000
Change: +0% · Conversion: Difficult
OFFICE BUILDING
$825,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $769k (Aug 25 2022)
Last sale anchor
$769k
Aug 25 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
$64 / 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
$300,000
Assessed 2023
Previous assessed
$300,000
+0.0% YoY
Assessed land
$92,000
Assessed improvement
$208,000
Land market value
$116,441
Improvement market value
$263,259
Total market value
$379,700
Applied tax rate
324,801.0000
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
1890
Heating
NONE
Buildings
1
Stories
1
Total area
8,708 SF
Lot
1 ac (43,560 SF)
Zoning code
B
APN
324801 28.05-1-54.211
UPID
US63-0357287
Jurisdiction
ONTARIO
Zoning & alternative use
B · Victor, NY
Zoning B · permitted uses
B · Victor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Victor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$840,000
RESTAURANT
Est. value
$840,000
OFFICE BUILDING
Est. value
$825,000
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
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
1890
Heating
NONE
Stories
1
Buildings
1
Lot
1 ac
Current owner
From public records · entity-resolved
40 Proof LLC
Entity
Mailing address
33 BROADMOOR TRL, FAIRPORT, NY 14450-9393
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2024
—
40 Proof LLC
—
Deed
related
$3,521,000 · Celtic Bank Corporation
Aug 25, 2022
$768,581
40 Proof LLC
60 Maple LLC
Deed
—
Dec 31, 2019
—
60 Maple LLC
—
Deed
related
$450,000 · Fairport Savings Bank
Aug 21, 2017
$300,000
60 Maple LLC
Terry Duerr
Deed
—
Aug 21, 2017
—
60 Maple LLC
—
Deed
related
$270,000 · Terry Duerr
Mar 23, 2017
—
Terry L Duerr
Carol Duerr
Intrafamily Transfer
related
—
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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