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Property profile & analytics
OFF-MARKET
Estimated value
$1,435,000
Community centers
8 Main St, Le Roy, NY 14482-1312
Entity Owned
15-yr Hold
Free & Clear
Property ID
US63-5892885
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2009
Total area
13,386 SF
Lot
1.5 ac (65,340 SF)
Zoning code
CON
APN
183601 7.-1-9.1
UPID
US63-5892885
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
-
Walgreens Pharmacy Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Western Union Bank Credit Union
-
Larry Riggi Pharmacy
-
Jayce Seeley Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.44M
Owner & transaction history
Arc Wglernyool, LLC · 15 yrs held
Arc Wglernyool, LLC
since 2010
3 recorded transactions
Zoning & alternative use
CON · Le Roy, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+145.7%
Auto repair, garage
$1.2M
+106.9%
Office building
$1.1M
+90.9%
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 Le Roy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Le Roy 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
RESTAURANT
$1,395,000
Change: +146% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: +107% · Conversion: Difficult
OFFICE BUILDING
$1,085,000
Change: +91% · Conversion: Moderate
COMMERCIAL (GENERAL)
$925,000
Change: +63% · Conversion: Easy
Blend value · Realmo final
$1.44M
Range $1.29M – $1.58M · ±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
$107 / 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
$1,700,000
Assessed 2023
Previous assessed
$1,700,000
+0.0% YoY
Assessed land
$110,000
Assessed improvement
$1,590,000
Land market value
$143,791
Improvement market value
$2,078,431
Total market value
$2,222,222
Applied tax rate
183,601.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2009
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
13,386 SF
Lot
1.5 ac (65,340 SF)
Zoning code
CON
APN
183601 7.-1-9.1
UPID
US63-5892885
Jurisdiction
GENESEE
Zoning & alternative use
CON · Le Roy, NY
Zoning CON · permitted uses
CON · Le Roy, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Le Roy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$925,000
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2009
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Arc Wglernyool, LLC
Entity
Free & Clear · 15 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2010
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
Jul 19, 2010
$5,061,508
Arc Wglernyool, LLC
Main St. & Lake St. Dev.,
Deed
—
May 10, 2009
—
LLC Main St,lake St Devel
Devel Corp Genesee Gateway Local
Quit Claim Deed
related
—
Jul 29, 2008
$600,000
LLC Main St.
Free & Accepted Masons Olive Branch
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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