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Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Office buildings
80 Ww Ave Brockport, NY 14420-1322
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-0645339
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1975
Total area
17,608 SF
Lot
2.1 ac (91,476 SF)
Zoning code
C
APN
262489 068.02-1-13
UPID
US63-0645339
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
-
ACM Medical Laboratory Medical Laboratory
-
UR Medicine Dermatology – Brockport Physician Medical Clinic
-
Rochester Regional Health Laboratory Patient Service Center Laboratory
-
Lakeside Cardiology Medical Clinic
-
D'arcy Gaisser, NP Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$905k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$1.01M
Owner & transaction history
80 West Ave Holdings LLC · 5 yrs held
80 West Ave Holdings LLC
since 2021
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
C · 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
Method
Estimation
Statistic approach
$910,000
ML approach
$905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,585,000
Current use
COMMERCIAL (GENERAL)
$1,270,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.01M
Range $905k – $1.11M · ±10% · vs last sale $1.20M (Apr 29 2021)
Last sale anchor
$1.20M
Apr 29 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
$57 / 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
$1,036,200
Assessed 2023
Previous assessed
$920,000
+12.6% YoY
Assessed land
$70,800
Assessed improvement
$965,400
Land market value
$70,800
Improvement market value
$965,400
Total market value
$1,036,200
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1975
Heating
NONE
Buildings
1
Stories
2
Total area
17,608 SF
Lot
2.1 ac (91,476 SF)
Zoning code
C
APN
262489 068.02-1-13
UPID
US63-0645339
Jurisdiction
MONROE
Zoning & alternative use
C · Brockport, NY
Zoning C · permitted uses
C · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
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
1975
Heating
NONE
Stories
2
Buildings
1
Lot
2.1 ac
Current owner
From public records · entity-resolved
80 West Ave Holdings LLC
Entity
Mailing address
80 WW AVE, BROCKPORT, NY 14420-1322
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2021
—
80 West Ave Holdings LLC
Garg Mehta Associates LLC
Warranty Deed
$960,000 · Empower FCU
Jun 18, 2007
$29,798
Garg-mehta Associates
Mehta,raj & Leena
Warranty Deed
related
—
Oct 19, 2004
—
Raj Mehta
Mehta,raj & Leena
Quit Claim Deed
related
—
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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