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Property profile & analytics
OFF-MARKET
Turn key restaurants
7407 Rdg Rd, Brockport, NY 14420-9429
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-1626867
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1900
Total area
1,662 SF
Lot
1.2 ac (52,272 SF)
Zoning code
HC
APN
262489 070.01-1-23.1
UPID
US63-1626867
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
-
Under the Apple Tree Home Decor Store (Bike/Boat/Book/etc) 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
Matthew Stephen Harris · 1 yrs held
Matthew Stephen Harris
since 2025
Last sale
$229,000
5 recorded transactions
Zoning & alternative use
HC · Brockport, 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 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
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
$157,800
Assessed 2023
Previous assessed
$165,000
-4.4% YoY
Assessed land
$49,600
Assessed improvement
$108,200
Land market value
$49,600
Improvement market value
$108,200
Total market value
$157,800
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1900
Heating
STEAM
Buildings
2
Stories
2
Bathrooms
1
Total area
1,662 SF
Lot
1.2 ac (52,272 SF)
Zoning code
HC
APN
262489 070.01-1-23.1
UPID
US63-1626867
Jurisdiction
MONROE
Zoning & alternative use
HC · Brockport, NY
Zoning HC · permitted uses
HC · 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.
Building & site characteristics
From public records
Year built
1900
Heating
STEAM
Stories
2
Buildings
2
Bathrooms
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Matthew Stephen Harris
Individual
Mailing address
807 HAMLIN CTR RD, HAMLIN, NY 14464-9371
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2025
$229,000
Matthew Stephen Harris
Richard Rommes
Warranty Deed
$179,000 · Richard Rommes Etal
May 18, 2022
$155,000
Cheryl Rommes
Tweuty3 Estates LLC
Warranty Deed
$30,000 · Twenty3 Estates LLC
Dec 4, 2020
$150,000
Twenty3 Estates LLC
Apple Tree Inn INC
Warranty Deed
$200,000 · Richard M Padulo
Nov 16, 2004
$165,000
Apple Tree Inn INC
Marple,lorie J
Warranty Deed
related
$145,000 · Hsbc Bank USA
—
—
Twenty3 Estates LLC
—
Deed Of Trust
$200,000 · Richard M Padulo
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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