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Property profile & analytics
OFF-MARKET
Estimated value
$2,000,000
Manufacturing properties
788 Old Dutch Rd, Victor, NY 14564-9190
Individually Owned
2-yr Hold
Free & Clear
Property ID
US63-0710479
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1994
Total area
20,340 SF
Lot
3.7 ac (161,172 SF)
Zoning code
LI
APN
324889 14.02-1-1.211
UPID
US63-0710479
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
-
Teak Tuning (Bike/Boat/Book/etc) Store
-
Enalas Group Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.00M
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.00M
Owner & transaction history
Comfort Systems USA Syrac · 2 yrs held
Comfort Systems USA Syrac
since 2024
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
LI · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+140.0%
Restaurant
$2.0M
+109.0%
Commercial (general)
$2.0M
+108.6%
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
$2,000,000
ML approach
$2,000,000
CAP Approach
CAP Return
Estimation
6%
$2,085,000
6.5%
$1,925,000
7%
$1,785,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,250,000
Change: +140% · Conversion: Easy
RESTAURANT
$1,960,000
Change: +109% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,960,000
Change: +109% · Conversion: Difficult
OFFICE BUILDING
$1,925,000
Change: +105% · Conversion: Difficult
Blend value · Realmo final
$2.00M
Range $1.80M – $2.20M · ±10% · vs last sale $2.00M (Mar 19 2024)
Last sale anchor
$2.00M
Mar 19 2024
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
$98 / 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
$850,000
Assessed 2023
Previous assessed
$850,000
+0.0% YoY
Assessed land
$133,000
Assessed improvement
$717,000
Land market value
$168,347
Improvement market value
$907,553
Total market value
$1,075,900
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1994
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
20,340 SF
Lot
3.7 ac (161,172 SF)
Zoning code
LI
APN
324889 14.02-1-1.211
UPID
US63-0710479
Jurisdiction
ONTARIO
Zoning & alternative use
LI · Victor, NY
Zoning LI · permitted uses
LI · 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
AUTO REPAIR, GARAGE
Est. value
$2.3M
RESTAURANT
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
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
1994
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3.7 ac
Current owner
From public records · entity-resolved
Comfort Systems USA Syrac
Individual
Free & Clear · 2 yrs held
Ownership since
2024
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 19, 2024
$2,000,000
Comfort Systems USA Syrac
Fulcrum Holdings LLC
Deed
—
Feb 1, 2018
$850,000
Fulcrum Holdings LLC
Kzm Enterprises LLC
Warranty Deed
—
Feb 1, 2018
—
Fulcrum Holdings LLC
—
Deed
related
$637,500 · Eastman Saving & Loan FCU
Oct 16, 2017
$810,000
Kzm Enterprises, LLC
788 Dutch Road, LLC
Deed
—
Oct 16, 2017
—
Kzm Enterprises LLC
—
Deed
related
$765,900 · Wells Fargo Bank NA
Aug 12, 2016
$710,000
788 Dutch Road, LLC
Dutch Road Corporation
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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