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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Warehouses
100 Blf Dr, East Rochester, NY 14445-1330
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-6057459
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1975
Total area
12,000 SF
Lot
5.62 ac (244,807 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
265801 139.71-1-1.1
UPID
US63-6057459
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
-
RW Dake Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$727k
Blend (final)
Blend
$625k
Owner & transaction history
Vangellow Properties Rochester LLC · 1 yrs held
Vangellow Properties Rochester LLC
since 2024
2 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · East Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$835,000
+30.8%
Commercial (general)
$690,000
+8.0%
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 East Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Rochester 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$640,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$835,000
Change: +31% · Conversion: Moderate
COMMERCIAL (GENERAL)
$690,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10%
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
$52 / 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
$395,000
Assessed 2023
Previous assessed
$395,000
+0.0% YoY
Assessed land
$232,400
Assessed improvement
$162,600
Land market value
$327,302
Improvement market value
$228,998
Total market value
$556,300
Applied tax rate
264,413.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1975
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
12,000 SF
Lot
5.62 ac (244,807 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
265801 139.71-1-1.1
UPID
US63-6057459
Jurisdiction
MONROE
Zoning & alternative use
02 - SINGLE RESIDENCE · East Rochester, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · East Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$835,000
COMMERCIAL (GENERAL)
Est. value
$690,000
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
1975
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
5.62 ac
Current owner
From public records · entity-resolved
Vangellow Properties Rochester LLC
Entity
Free & Clear · 1 yrs held
Mailing address
100 BLF DR, EAST ROCHESTER, NY 14445-1330
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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 31, 2024
—
Vangellow Properties Rochester LLC
Vangellow Properties LLC
Deed
related
—
May 13, 2005
$350,000
Vangelow Properties LLC
Dake,phyllis O
Warranty Deed
$350,000 · Manufacturers Traders & Trust
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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