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Property profile & analytics
OFF-MARKET
Mobile home & RV parks
8101 Conlon Rd Le Roy, NY 14482-9102
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-4138642
Property profile
Verified
Property type
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Year built
1961
Total area
1,484 SF
Lot
27 ac (1,176,120 SF)
Zoning code
CON
APN
183689 21.-1-1.12
UPID
US63-4138642
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
-
Frost Ridge Park Campground & RV Park
-
Jam At The Ridge Family Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Frost Ridge Park LLC · 3 yrs held
Frost Ridge Park LLC
since 2022
Last sale
$484,337
2 recorded transactions
Zoning & alternative use
CON · Le Roy, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$253,000
Assessed 2023
Previous assessed
$243,000
+4.1% YoY
Assessed land
$198,000
Assessed improvement
$55,000
Land market value
$258,824
Improvement market value
$71,895
Total market value
$330,719
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
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Status
Off-Market
Year built
1961
Heating
NONE
Total area
1,484 SF
Lot
27 ac (1,176,120 SF)
Zoning code
CON
APN
183689 21.-1-1.12
UPID
US63-4138642
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.
Building & site characteristics
From public records
Year built
1961
Heating
NONE
Lot
27 ac
Current owner
From public records · entity-resolved
Frost Ridge Park LLC
Entity
Mailing address
53 ALPHANO RD, GREAT MEADOWS, NJ 07838-2502
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2022
$484,377
Frost Ridge Park LLC
Frost Rdg Campground LLC
Warranty Deed
$900,000 · Frost Rdg Campground
Oct 9, 2008
$357,000
Frost Ridge Campground Ll C
Lei-ti,too LLC
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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