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Property profile & analytics
FOR LEASE
Office buildings
1159 Pittsford Victor Rd, Pittsford, NY 14534
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-2482087
For Lease
1 / 3
$17 SF/Yr
1159 Pittsford Victor Rd, Pittsford, NY 14534
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Property summary
AI-generated overview
This exceptional 1,850-square-foot office suite is available for sublease at 1159 Pittsford Victor Rd, Suite 160, Pittsford, NY 14534. Located in the prestigious Powder Mill Office Park, this Class A space boasts a single-tenant occupancy and sits on 2.2 acres of land. Built in 1980 and recently renovated, the suite features brand new flooring, a fresh coat of paint, and energy-efficient LED lighting. The modern design includes a convenient kitchenette, private offices for enhanced privacy and productivity, and an open workspace to foster collaboration. The monthly rent is $2,500 gross, with no additional charges. The property is zoned for office use and offers easy access to major roadways, making it an ideal location for businesses seeking a professional and efficient workspace in the thriving Pittsford community. This is a single-tenant space, perfect for a company seeking a move-in ready, updated office environment. The property's location within the Powder Mill Office Park provides a desirable and established business address.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
25,421 SF
Lot
2.2 ac (95,832 SF)
Zoning code
RESTRC BUS
APN
264489 193.01-1-19
UPID
US63-2482087
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
-
Haylor Freyer & Coon Inc Insurance Agency
-
Emerald Print Management Marketing & Advertising Printing Service
-
Wilkins Richard H DO Physician
-
Paragon Home Loans Loan Service Bank
-
Freedom Financial Planning Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.54M
Owner & transaction history
Northern Development II LLC
Northern Development II LLC
since 2025
4 recorded transactions
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pittsford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsford 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
OFFICE BUILDING
$2,290,000
Current use
COMMERCIAL (GENERAL)
$1,835,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.54M
Range $1.39M – $1.69M · ±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
$61 / 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
$1,554,900
Assessed 2023
Previous assessed
$1,554,900
+0.0% YoY
Assessed land
$390,000
Assessed improvement
$1,164,900
Land market value
$549,296
Improvement market value
$1,640,704
Total market value
$2,190,000
Applied tax rate
264,601.0000
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
For Lease
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
25,421 SF
Lot
2.2 ac (95,832 SF)
Zoning code
RESTRC BUS
APN
264489 193.01-1-19
UPID
US63-2482087
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Zoning RESTRC BUS · permitted uses
RESTRC BUS · Pittsford, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pittsford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING Current
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
1980
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.2 ac
Current owner
From public records · entity-resolved
Northern Development II LLC
Entity
Mailing address
1173 PITTSFORD VICTOR RD STE #140, PITTSFORD, NY 14534-3824
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
—
Northern Development II LLC
—
Deed
related
$20,000,000 · Five Star Bank
—
—
Powder Mill Land Co LLC
—
Deed Of Trust
related
$3,178,828 · Miscellaneous Ins Co
—
—
Powder Mill Land Co LLC
—
Loan Modification, Consolidation And Extension
related
$7,500,000 · Miscellaneous Ins Co
—
—
Powder Mill Land Co LLC
—
Deed Of Trust
related
$891,456 · Sun Life Assurance Co
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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