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    Class A Office Space Title is generated by Realmo AI

    280 E Broad St, Rochester, NY

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    Premier office suite in vibrant mixed-use building.

    Type:RETAIL
    Property size:
    4,210 SF
    Lot size:
    1.95 Acres
    Added:
    Oct 24, 2025
    Days on Market:
    225
    Last Refresh:
    May 20 at 8:57 pm

    Property Features for 280 E Broad St

    General Information

    Standard status
    Active
    Size
    4,210 SF
    Lot size
    1.95 Acres
    Property subtype
    RETAIL

    Spaces For Lease

    at 280 E Broad St Contact us

    We can help!

    Listing Contact
    Jared Petrichick
    Jared Petrichick

    Listing agent Jared Petrichick

    Listing office Buckingham Properties

    Listing date Oct 24, 2025

    Source Moodyscre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Buckingham Properties

    HighLights

    • Premier class a space in a mixed‑use property with modern office suites and luxury residences.
    • Direct elevator access from Midtown Garage and on‑site parking options.
    • Enjoy an open layout with floor‑to‑ceiling windows, conference room, 7 offices, and lounge/kitchenette.
    • On‑site dining and shopping, fitness center, rooftop patio, and dog park.
    • 24/7 concierge service.
    • Walkable proximity to retail, museums, restaurants, and downtown events in Rochester's Midtown District.

    Overview

    Located within The Grove, Tower280 offers premier Class A office space. The mixed-use property includes ground-floor retail, modern office suites, and luxury residences. This suite features an open layout with floor-to-ceiling windows, a spacious conference room, 7 perimeter offices, and a stylish lounge/kitchenette. Tower280 is comprised of built-to-suit ground-floor retail, two floors of modern office space, and 181 contemporary residential units on the upper floors. Tenants enjoy on-site parking in both a surface lot and underground parking garage, directly connected to the building's contemporary lobby. The property features 24/7 concierge service, in-house dining and shopping, a fitness center, a rooftop patio, and a rooftop dog park. The property is located in the heart of Rochester's bustling Midtown District and is surrounded by restaurants, retail, offices, museums, and sports venues, all within walking distance. The available space measures 4210 square feet. Direct elevator access is available from Midtown Garage. This suite is perfect for team gatherings.
    Property Profile Location Intelligence

    Current Use by Public Records

    Edge11 Academy Sports School DeJoy & Co. Accounting Firm Mint Salon Hair Salon need. salon and spa Hair Salon Rochester Erectile Dysfunction ... Physician

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Law Firm Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.6043
    Latitude
    43.1557

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    FAQs

    What type of property is this?
    Office units - Premier office suite in vibrant mixed-use building.
    Where is this office units located?
    The property is located at 280 E Broad St Rochester, NY.
    What are key features of this property?
    This property features: Premier class a space in a mixed‑use property with modern office suites and luxury residences.; Direct elevator access from Midtown Garage and on‑site parking options.; Enjoy an open layout with floor‑to‑ceiling windows, conference room, 7 offices, and lounge/kitchenette.
    (585) 440-3746 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Jared Petrichick
    Jared Petrichick
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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