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Property profile & analytics
OFF-MARKET
Estimated value
$3,025,000
Office buildings
1221 Pittsford Victor Rd, Pittsford, NY 14534-3837
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-6041708
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Total area
16,289 SF
Lot
2.52 ac (109,771 SF)
Zoning code
RESTRC BUS
APN
264489 193.02-1-26.11
UPID
US63-6041708
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
-
Merrill Lynch Wealth Management Financial Advisor
-
Trillium Group Financial Advisor
-
Merrill Lynch Wealth Management Advisor Joseph Michael Talarico Financial Advisor
-
Merrill Lynch Wealth Management Advisor MELISSA TALARICO Financial Advisor
-
Merrill Lynch Wealth Management Advisor Brian D Katz Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.03M
CAP Approach
CAP
$2.01M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.03M
Owner & transaction history
C1221 Pvr LLC · 1 yrs held
C1221 Pvr LLC
since 2024
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+30.4%
Auto repair, garage
$1.9M
+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 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
$3,025,000
ML approach
$3,025,000
CAP Approach
CAP Return
Estimation
6%
$2,180,000
6.5%
$2,010,000
7%
$1,870,000
Alternative Use
Use
Estimation
RESTAURANT
$1,915,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,850,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$3.03M
Range $2.72M – $3.33M · ±10% · vs last sale $3.02M (Sep 12 2024)
Last sale anchor
$3.02M
Sep 12 2024
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
$186 / 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
$1,918,000
Assessed 2023
Previous assessed
$1,918,000
+0.0% YoY
Assessed land
$414,000
Assessed improvement
$1,504,000
Land market value
$583,097
Improvement market value
$2,118,303
Total market value
$2,701,400
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
Off-Market
Year built
1972
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
16,289 SF
Lot
2.52 ac (109,771 SF)
Zoning code
RESTRC BUS
APN
264489 193.02-1-26.11
UPID
US63-6041708
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
RESTAURANT
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RESTAURANT
AUTO REPAIR, GARAGE
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
1972
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.52 ac
Current owner
From public records · entity-resolved
C1221 Pvr LLC
Entity
Mailing address
1221 PITTSFORD VICTOR RD STE #200, PITTSFORD, NY 14534-3837
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2024
$3,023,655
C1221 Pvr LLC
Pvr Perinton Ny LLC
Bargain And Sale Deed
—
Mar 2, 2020
—
Pvr Perinton Ny LLC
1241 Pvr LLC
Quit Claim Deed
related
$8,275,000 · Canandaigua Nat'l Bk&tr
Jan 2, 2018
—
1241 Pvr LLC
—
Loan Modification, Consolidation And Extension
related
$10,500,000 · Canandaigua Nat'l Bk&tr
Dec 23, 2011
—
1241 Pvr LLC
—
Deed Of Trust
related
$7,826,322 · Evans Bank NA
Jun 26, 2008
—
1241 Pvr LLC
Sullys Trail Corporate Park I
Quit Claim Deed
related
$8,460,000 · Manufacturers Traders & Trust
Oct 5, 2006
—
1241 Pvr LLC
Sullys Trail Corporate Park I
Quit Claim Deed
related
—
Apr 19, 2005
$1,100,000
Trail Corporate Park I Sullys
Amica Mutual Insurance
Warranty Deed
—
—
—
Pvr Perinton Ny LLC
—
Loan Modification
related
$8,275,000 · Canandaigua Nat'l Bk&tr
—
—
1241 Pvr LLC
—
Deed Of Trust
related
$418,677 · Evans Bank NA
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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