OFF-MARKET
Grocery and convenience stores
Individually Owned
2-yr Hold
~
Est. High Equity
Individually Owned Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1975
Total area
8,824 SF
Lot
1.9 ac (82,764 SF)
Zoning code
CR
APN
053801 81.15-1-46.1
UPID
US63-5411141
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gas Station
-
Atm
-
Grocery & Convenience Store Food Market
-
Grocery & Convenience Store Specialty Food Shop
-
Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$745k
Owner & transaction history
since 2023
1 recorded transaction
Zoning & alternative use
CR · Port Byron, NY
Top alternative use upside
Restaurant
$905,000
+94.6%
Commercial (general)
$745,000
+59.9%
Auto repair, garage
$705,000
+51.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$745k
Value range
$671k – $820k
±10% around blend
Estimated value / SF
$84 / SF
Confidence
Low
3 county-verified comps
Property data
88
Comparable evidence
30
$671k
blend $745k
$820k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,824 SF
Lot area
1.9 ac
Year built
1975
Stories
2
APN
053801 81.15-1-46.1
Assessed value
$723,100
Annual tax
$6,620
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.02M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.2 mi away · 7,030 SF
22.3 mi away · 10,463 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$745k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+95%
vs current-use indication
Commercial (general)
Auto Repair, Garage
Office Building
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$723k
Move the market yield to see immediate price impact.
Value / SF
$82
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$46k
$911k
$651k
$506k
$51k
$1.01M
$723k
$562k
$56k
$1.11M
$795k
$619k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.20M
16.2 mi · Oct 2025 · $132/SF
Property tax & assessments
Tax year 2020Property tax & assessments
Tax year 2020
Tax billed
$6,620
Tax year 2020
Assessed value
$723,100
Assessed 2023
Previous assessed
$723,100
+0.0% YoY
Effective rate
0.92%
On assessed value
Assessed land
$20,300
Assessed improvement
$702,800
Land market value
$25,062
Improvement market value
$867,654
Total market value
$892,716
Applied tax rate
53,801.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1975
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
8,824 SF
Lot
1.9 ac (82,764 SF)
Zoning code
CR
APN
053801 81.15-1-46.1
UPID
US63-5411141
Jurisdiction
CAYUGA
Zoning & alternative use
CR · Port Byron, NYZoning CR · permitted uses
CR · Port Byron, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1975
Cooling
Yes
Stories
2
Buildings
2
Lot
1.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CR
Jurisdiction
Port Byron, NY
Recorded code
CR
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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