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Property profile & analytics
OFF-MARKET
Estimated value
$1,855,000
Manufacturing properties
75 Lucius Gordon Dr West Henrietta, NY 14586-9682
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2766494
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2006
Total area
28,806 SF
Lot
4.06 ac (177,010 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 174.02-1-41
UPID
US63-2766494
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
-
Polyshot Inc Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.77M
CAP Approach
CAP
$1.99M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.86M
Owner & transaction history
Emp Can LLC · 4 yrs held
Emp Can LLC
since 2021
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · West Henrietta, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.6M
+162.9%
Commercial (general)
$2.1M
+110.5%
Neighborhood: shopping center
$2.0M
+103.4%
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 West Henrietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Henrietta 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
$1,520,000
ML approach
$1,765,000
CAP Approach
CAP Return
Estimation
6%
$2,155,000
6.5%
$1,990,000
7%
$1,845,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,595,000
Change: +163% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,080,000
Change: +110% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,010,000
Change: +103% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,535,000
Change: +56% · Conversion: Easy
Blend value · Realmo final
$1.86M
Range $1.67M – $2.04M · ±10% · vs last sale $2.00M (Nov 17 2021)
Last sale anchor
$2.00M
Nov 17 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
$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
$2,000,000
Assessed 2023
Previous assessed
$1,750,000
+14.3% YoY
Assessed land
$331,000
Assessed improvement
$1,669,000
Land market value
$331,000
Improvement market value
$1,669,000
Total market value
$2,000,000
Applied tax rate
265,001.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
28,806 SF
Lot
4.06 ac (177,010 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 174.02-1-41
UPID
US63-2766494
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · West Henrietta, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · West Henrietta, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Henrietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.5M
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.06 ac
Current owner
From public records · entity-resolved
Emp Can LLC
Entity
Mailing address
3229 E SPG ST STE #310, LONG BEACH, CA 90806-2478
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2021
$2,000,000
Emp Can LLC
Dlh Development LLC
Bargain And Sale Deed
—
Jun 17, 2014
—
Dlh Development LLC
County Of Monroe Industrial Develop
Quit Claim Deed
related
$245,042 · Rbs Citizens NA
Feb 19, 2009
—
Dlh Dev LLC
—
Trustees Deed
related
$1,150,000 · First Niagara Bank
—
—
Monroe Cnty Indl Dev Corp Cd
—
Deed Of Trust
related
$1,150,000 · First Niagara Bank
—
—
Dlh Dev LLC
—
Deed Of Trust
related
$666,000 · Monroe County Industrial Dev
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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