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Property profile & analytics
OFF-MARKET
Estimated value
$2,625,000
Office buildings
1020 John St, West Henrietta, NY 14586-9757
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2514054
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Total area
23,823 SF
Lot
29.02 ac (1,264,111 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 175.01-1-8.1
UPID
US63-2514054
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
-
Melroc Group Corporate Office Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.95M
Comparable Approach
Comparable
$3.18M
Blend (final)
Blend
$2.63M
Owner & transaction history
Blue Lake Properties LLC · 13 yrs held
Blue Lake Properties LLC
since 2012
6 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · West Henrietta, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+30.4%
Auto repair, garage
$2.7M
+25.9%
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 West Henrietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Henrietta 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%
$3,190,000
6.5%
$2,945,000
7%
$2,735,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,145,000
Current use
RESTAURANT
$2,800,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,705,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,720,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$2.63M
Range $2.36M – $2.89M · ±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
$110 / 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
$2,800,000
Assessed 2023
Previous assessed
$2,120,000
+32.1% YoY
Assessed land
$383,500
Assessed improvement
$2,416,500
Land market value
$383,500
Improvement market value
$2,416,500
Total market value
$2,800,000
Applied tax rate
265,001.0000
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
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
23,823 SF
Lot
29.02 ac (1,264,111 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 175.01-1-8.1
UPID
US63-2514054
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · West Henrietta, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · West Henrietta, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Henrietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
RESTAURANT
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1995
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
29.02 ac
Current owner
From public records · entity-resolved
Blue Lake Properties LLC
Entity
Mailing address
1700 BOULTER PKWY, WEBSTER, NY 14580
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Nov 30, 2012
$2,100,000
Blue Lake Properties LLC
1020 John Street LLC
Warranty Deed
$1,050,000 · M & T Bank
Sep 11, 2012
$1,400,000
1020 John Street LLC
Girl Scouts Of Wstn New York INC
Warranty Deed
$1,260,000 · Bank Of Castile
—
—
Blue Lake Properties LLC
—
Deed Of Trust
related
$865,000 · Monroe County Industrial Dev
—
—
Blue Lake Properties LLC
—
Deed Of Trust
related
$1,050,000 · Manufacturers Traders & Trust
—
—
Blue Lake Properties LLC
—
Deed Of Trust
related
$1,050,000 · Manufacturers Traders & Trust
—
—
Blue Lake Properties LLC
—
Deed Of Trust
related
$840,000 · M & T Bank
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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