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1170 Pittsford Victor Rd, Pittsford, NY 14534
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Property summary
AI-generated overview
This exceptional two-story office building, situated at 1170 Pittsford-Victor Road in Pittsford, NY 14534, offers a variety of flexible office spaces to suit diverse business needs. The building totals 20,000 square feet and is currently classified as Class B. Built in 1986, it features attractive 11-foot ceilings and ample parking with 60 spaces available for tenants and their clients. The property sits on 2.1 acres of land, providing a spacious and comfortable environment. Currently, there are multiple tenancies, with 1,431 square feet of vacant space immediately available. The available space can be configured to accommodate various sizes, ranging from approximately 1,000 square feet to 10,000 square feet, making it ideal for businesses of all scales. The building's location in Pittsford offers excellent visibility and accessibility, benefiting from high daytime traffic volume and proximity to Eastview Mall, ensuring convenient access for employees and clients alike. The property is categorized as Traditional Office, Executive Office, and Creative Office space, offering versatility to accommodate a wide range of business types. This presents a unique opportunity to secure office space in a highly desirable and convenient location.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
19,312 SF
Lot
2.1 ac (91,476 SF)
Zoning code
INDUSTRIAL
APN
264489 193.02-1-1.2
UPID
US63-0131693
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
-
Business Management Consultant
-
Business Management Consultant
-
Insurance Agency
-
Accounting Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.34M
Owner & transaction history
since 2025
7 recorded transactions
Zoning & alternative use
INDUSTRIAL · Pittsford, NY
Top alternative use upside
Auto repair, garage
$2.2M
+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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.34M
Value range
$1.21M – $1.47M
±10% around blend
Estimated value / SF
$69 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
Income certainty
100
$1.21M
blend $1.34M
$1.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,312 SF
Lot area
2.1 ac
Year built
1985
Stories
2
APN
264489 193.02-1-1.2
Zoning
INDUSTRIAL
Assessed value
$1,651,000
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$765k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.2 mi away · 24,456 SF
0.2 mi away · 24,456 SF
3.0 mi away · 19,922 SF
3.0 mi away · 22,873 SF
3.2 mi away · 19,909 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.34M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $69/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+26%
vs current-use indication
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
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$151k
Move the market yield to see immediate price impact.
Value / SF
$8
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
5.00%7.00%9.00%
$9k
$190k
$136k
$105k
$11k
$211k
$151k
$117k
$12k
$232k
$166k
$129k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$84k
0.2 mi · Oct 2025 · $3/SF
Property tax & assessments
Property tax & assessments
Assessed value
$1,651,000
Assessed 2023
Previous assessed
$1,651,000
+0.0% YoY
Assessed land
$382,500
Assessed improvement
$1,268,500
Land market value
$538,743
Improvement market value
$1,786,657
Total market value
$2,325,400
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
For Lease
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
19,312 SF
Lot
2.1 ac (91,476 SF)
Zoning code
INDUSTRIAL
APN
264489 193.02-1-1.2
UPID
US63-0131693
Jurisdiction
MONROE
Zoning & alternative use
INDUSTRIAL · Pittsford, NYZoning INDUSTRIAL · permitted uses
INDUSTRIAL · 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
1985
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
INDUSTRIAL
Jurisdiction
Pittsford, NY
Recorded code
INDUSTRIAL
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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