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Property profile & analytics
OFF-MARKET
Estimated value
$5,735,000
Community centers
600 Eastview Mall, Victor, NY 14564-1026
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-2657292
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1995
Total area
146,520 SF
Lot
10.8 ac (470,448 SF)
Zoning code
COMM
APN
324889 6.00-1-12.700
UPID
US63-2657292
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
-
JCPenney Portraits Photography Service (Bike/Boat/Book/etc) Store
-
SEPHORA inside JCPenney Cosmetic Store
-
JCPenney Home Store Furniture & Home Goods Home Decor Store
-
JCPenney Salon Hair Salon
-
JCPenney Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.74M
Owner & transaction history
Penney Property Sub Hldgs · 5 yrs held
Penney Property Sub Hldgs
since 2020
Last sale
$5.6M
3 recorded transactions
Zoning & alternative use
COMM · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.9M
+545.3%
Warehouse, storage
$7.2M
+483.4%
Office building
$6.6M
+433.5%
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
$6,470,000
ML approach
$5,190,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,935,000
Change: +545% · Conversion: Easy
WAREHOUSE, STORAGE
$7,170,000
Change: +483% · Conversion: Difficult
OFFICE BUILDING
$6,560,000
Change: +433% · Conversion: Moderate
MEDICAL BUILDING
$6,380,000
Change: +419% · Conversion: Difficult
Blend value · Realmo final
$5.74M
Range $5.16M – $6.31M · ±10% · vs last sale $5.65M (Dec 29 2020)
Last sale anchor
$5.65M
Dec 29 2020
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
$39 / 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
$4,898,000
Assessed 2023
Previous assessed
$7,200,000
-32.0% YoY
Assessed land
$1,742,000
Assessed improvement
$3,156,000
Land market value
$2,205,063
Improvement market value
$3,994,937
Total market value
$6,200,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
146,520 SF
Lot
10.8 ac (470,448 SF)
Zoning code
COMM
APN
324889 6.00-1-12.700
UPID
US63-2657292
Jurisdiction
ONTARIO
Zoning & alternative use
COMM · Victor, NY
Zoning COMM · permitted uses
COMM · 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
RETAIL STORES
Est. value
$7.9M
WAREHOUSE, STORAGE
Est. value
$7.2M
OFFICE BUILDING
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.4M
RETAIL STORES
WAREHOUSE, STORAGE
OFFICE BUILDING
MEDICAL 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
1995
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
10.8 ac
Current owner
From public records · entity-resolved
Penney Property Sub Hldgs
Entity
Free & Clear · 5 yrs held
Mailing address
6501 LEGACY DR, PLANO, TX 75024-4161
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2020
$5,645,000
Penney Property Sub Hldgs
Jc Penney Properties LLC
Deed
—
Aug 19, 2016
—
Jc Penney Properties INC
—
Deed
related
$1,450,000 · Wilmington Trust Company
May 20, 2014
—
Jc Penny Properties INC
Town Of Victor
Deed
—
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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