Entity Owned Property summary
AI-generated overview
This multi-tenant mixed-use commercial building was constructed in 1999 with first occupancy in 2000 and is suited for clean room, laboratory, and office use. The property totals 38,560 square feet and sits on a 3.65-acre lot; it is zoned Restricted Business. Building systems and site features include HVAC with heat pumps, rooftop units, an elevator, a loading dock with snowmelt, a sprinkler system, and energy-efficiency measures such as LED lighting, motion control, and smart technology. Parking and supporting infrastructure include a 150-car lot and 12 electric vehicle charging spaces. The building has a history of renovations totaling more than $2 million, and it is configured to accommodate medical and technology-related tenants.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
38,778 SF
Lot
3.65 ac (158,994 SF)
Zoning code
RESTRC BUS
APN
264489 179.04-1-3.22
UPID
US63-4136316
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
-
Insurance Agency
-
Physician
-
Business To Business Service
-
Industrial Manufacturer Production Facility
-
Charitable Organization Social Service Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.08M
CAP Approach
CAP
$4.79M
Comparable Approach
Comparable
$3.48M
Blend (final)
Blend
$4.08M
Owner & transaction history
since 2022
Last sale
$4.0M
3 recorded transactions
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Top alternative use upside
Restaurant
$4.6M
+30.4%
Auto repair, garage
$4.4M
+25.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.08M
Value range
$3.67M – $4.49M
±10% around blend
Estimated value / SF
$105 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$3.67M
blend $4.08M
$4.49M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
38,778 SF
Lot area
3.65 ac
Year built
1998
Stories
3
APN
264489 179.04-1-3.22
Zoning
RESTRC BUS
Assessed value
$3,850,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.79M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.19M
@ 6.5% CAP return
$4.79M
@ 7% CAP return
$4.45M
4
Sales comparison
Partial preview
Sales approach indication
$3.48M
Range $1.72M – $5.34M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.08M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
+17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $105/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+30%
vs current-use indication
Auto Repair, Garage
Office Building · current use
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
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Overview
Implied cap rate
7.60%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.60%
9.0%
NOI (est.)
$280k *
Last sale · Jul 2022
$4.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.68M
Move the market yield to see immediate price impact.
Value / SF
$95
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
7.10%7.60%8.10%
$252k
$3.55M
$3.32M
$3.11M
$280k
$3.94M
$3.68M
$3.46M
$308k
$4.34M
$4.05M
$3.80M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$3,850,000
Assessed 2023
Previous assessed
$3,850,000
+0.0% YoY
Assessed land
$371,700
Assessed improvement
$3,478,300
Land market value
$523,518
Improvement market value
$4,898,982
Total market value
$5,422,500
Applied tax rate
264,601.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
38,778 SF
Lot
3.65 ac (158,994 SF)
Zoning code
RESTRC BUS
APN
264489 179.04-1-3.22
UPID
US63-4136316
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Pittsford, NYZoning RESTRC BUS · permitted uses
RESTRC BUS · Pittsford, 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
1998
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
3.65 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RESTRC BUS
Jurisdiction
Pittsford, NY
Recorded code
RESTRC BUS
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.
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