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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Office buildings
8 Clifton St Manchester, NY 14504-9716
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-2265942
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Total area
9,404 SF
Lot
2.5 ac (108,900 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
323601 32.14-1-54.100
UPID
US63-2265942
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
-
Manchester Village Hall City Government Office
-
Manchester Village Clerk's Office City Government Office
-
Manchester Fire Department Fire Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$692k
Blend (final)
Blend
$645k
Owner & transaction history
Manchester Village Of · 4 yrs held
Manchester Village Of
since 2022
1 recorded transaction
Zoning & alternative use
02 - SINGLE RESIDENCE · Manchester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+17.1%
Restaurant
$905,000
+2.0%
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 Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$890,000
Current use
AUTO REPAIR, GARAGE
$1,040,000
Change: +17% · Conversion: Difficult
RESTAURANT
$905,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$645k
Range $581k – $710k · ±10%
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
$69 / 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
$1,050,000
Assessed 2023
Previous assessed
$1,050,000
+0.0% YoY
Assessed land
$47,900
Assessed improvement
$1,002,100
Land market value
$56,353
Improvement market value
$1,178,947
Total market value
$1,235,300
Applied tax rate
323,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
9,404 SF
Lot
2.5 ac (108,900 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
323601 32.14-1-54.100
UPID
US63-2265942
Jurisdiction
ONTARIO
Zoning & alternative use
02 - SINGLE RESIDENCE · Manchester, NYZoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · Manchester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RESTAURANT
Est. value
$905,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
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
1978
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.5 ac
Current owner
From public records · entity-resolved
Manchester Village Of
Individual
Free & Clear · 4 yrs held
Mailing address
8 CLIFTON ST, MANCHESTER, NY 14504-9716
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2022
—
Manchester Village Of
Pinewood Property Dev LLC
Warranty 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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