Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Manufacturing properties
90 Victor Hts Pkwy Victor, NY 14564-9010
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-1570677
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1996
Total area
8,288 SF
Lot
1.6 ac (69,696 SF)
Zoning code
LI
APN
324889 15.01-1-32.300
UPID
US63-1570677
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
-
Vertex Optics, Inc. Industrial Manufacturer Production Facility
-
Sailor Bags Department Store
-
Shantz Associates Inc Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$490k
Blend (final)
Blend
$625k
Owner & transaction history
Vertex Optics INC · 2 yrs held
Vertex Optics INC
since 2023
Last sale
$679,800
3 recorded transactions
Zoning & alternative use
LI · Victor, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$915,000
+140.0%
Restaurant
$800,000
+109.0%
Commercial (general)
$800,000
+108.6%
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
$565,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$380,000
Current use
AUTO REPAIR, GARAGE
$915,000
Change: +140% · Conversion: Easy
RESTAURANT
$800,000
Change: +109% · Conversion: Difficult
COMMERCIAL (GENERAL)
$800,000
Change: +109% · Conversion: Difficult
OFFICE BUILDING
$785,000
Change: +105% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $680k (Aug 25 2023)
Last sale anchor
$680k
Aug 25 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
$75 / 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
$546,000
Assessed 2023
Previous assessed
$546,000
+0.0% YoY
Assessed land
$123,000
Assessed improvement
$423,000
Land market value
$155,687
Improvement market value
$535,413
Total market value
$691,100
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
8,288 SF
Lot
1.6 ac (69,696 SF)
Zoning code
LI
APN
324889 15.01-1-32.300
UPID
US63-1570677
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
INDUSTRIAL (GENERAL) Current
Est. value
$380,000
AUTO REPAIR, GARAGE
Est. value
$915,000
RESTAURANT
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$800,000
OFFICE BUILDING
Est. value
$785,000
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1996
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
Vertex Optics INC
Entity
Mailing address
6107 LOOMIS RD, FARMINGTON, NY 14425-9526
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2025
—
Vertex Optics INC
—
Deed
related
$100,000 · The Canandaigua National Bank & Trust Co
Aug 25, 2023
$679,800
Vertex Optics INC
Event Restroom Trailers L
Warranty Deed
$684,800 · Event Restroom Traile
Feb 14, 2017
$470,000
Event Restroom Trailers L
Zimmer Realty 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 90 Victor Hts Pkwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
