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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Office buildings
829 Phillips Rd, Victor, NY 14564-9431
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-0931351
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Total area
8,817 SF
Lot
1.9 ac (82,764 SF)
Zoning code
LI
APN
324889 15.01-1-42.100
UPID
US63-0931351
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
-
Promark Electronics Electronics & Wireless Store
-
Logical Control Solutions Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$869k
Blend (final)
Blend
$820k
Owner & transaction history
Prizm Properties LLC · 3 yrs held
Prizm Properties LLC
since 2023
Last sale
$885,000
6 recorded transactions
Zoning & alternative use
LI · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$975,000
+17.1%
Restaurant
$850,000
+2.0%
Commercial (general)
$850,000
+1.8%
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
$735,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$835,000
Current use
AUTO REPAIR, GARAGE
$975,000
Change: +17% · Conversion: Difficult
RESTAURANT
$850,000
Change: +2% · Conversion: Moderate
COMMERCIAL (GENERAL)
$850,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$820k
Range $738k – $902k · ±10% · vs last sale $885k (May 5 2023)
Last sale anchor
$885k
May 5 2023
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
$93 / 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
$660,000
Assessed 2023
Previous assessed
$660,000
+0.0% YoY
Assessed land
$136,000
Assessed improvement
$524,000
Land market value
$172,143
Improvement market value
$663,257
Total market value
$835,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Heating
NONE
Buildings
1
Stories
1
Total area
8,817 SF
Lot
1.9 ac (82,764 SF)
Zoning code
LI
APN
324889 15.01-1-42.100
UPID
US63-0931351
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
OFFICE BUILDING Current
Est. value
$835,000
AUTO REPAIR, GARAGE
Est. value
$975,000
RESTAURANT
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$850,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
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
1978
Heating
NONE
Stories
1
Buildings
1
Lot
1.9 ac
Current owner
From public records · entity-resolved
Prizm Properties LLC
Entity
Mailing address
18329 DEMBRIDGE DR, DAVIDSON, NC 28036-7809
Ownership since
2023
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
May 5, 2023
—
Prizm Properties LLC
Cw Aprile Properties LLC
Quit Claim Deed
related
—
Sep 21, 2022
$885,000
Cw Aprile Properties LLC
Lcs Holdings LLC
Deed
—
Nov 10, 2016
—
Lcs Holdings LLC
—
Deed
related
$235,650 · Upstate National Bank
Nov 7, 2016
$52,000
Damicos, LLC
Lcs Holdings, LLC
Deed
—
Jan 25, 2010
$399,000
Lcs Holdings LLC
Phillips Road Realty Grou
Deed
—
Oct 31, 2006
$275,000
Phillips Road Realty Grou
Troy-co INC
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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