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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Manufacturing properties
1235 Ridgeway Ave 1253 Rochester, NY 14615-3713
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US63-1395158
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1965
Total area
40,919 SF
Lot
5.97 ac (260,053 SF)
APN
261400 090.45-1-1.003
UPID
US63-1395158
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.24M
Owner & transaction history
1225 Ridgeway LLC · 15 yrs held
1225 Ridgeway LLC
since 2011
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.1M
+50.9%
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
INDUSTRIAL (GENERAL)
$1,365,000
Current use
WAREHOUSE, STORAGE
$2,055,000
Change: +51% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±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
$30 / 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
$1,842,400
Assessed 2023
Previous assessed
$1,842,400
+0.0% YoY
Assessed land
$179,200
Assessed improvement
$1,663,200
Land market value
$215,904
Improvement market value
$2,003,855
Total market value
$2,219,759
Applied tax rate
261,400.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1965
Heating
NONE
Cooling
PARTIAL
Buildings
5
Stories
1
Total area
40,919 SF
Lot
5.97 ac (260,053 SF)
APN
261400 090.45-1-1.003
UPID
US63-1395158
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1965
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
5.97 ac
Current owner
From public records · entity-resolved
1225 Ridgeway LLC
Entity
Mailing address
30 RIDGELAND RD, ROCHESTER, NY 14623-3112
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2019
—
American Tower Asset Sub II Ll
—
Deed
related
—
May 10, 2011
$900,000
1225 Ridgeway LLC
1225 Ridgeway Indl Props LLC
Warranty Deed
related
$775,000 · 1225 Ridgeway Ind'l Props LLC
Oct 4, 2006
$2,000,000
1225 Ridgeway Indl Props LLC
Ridgeway Industrial Props LLC
Warranty Deed
related
—
—
—
1225 Ridgeway LLC
—
Deed Of Trust
related
$604,801 · Canandaigua National Bank
—
—
American Tower Asset Sub II Ll
—
Loan Modification
related
—
—
—
1225 Ridgeway LLC
—
Deed Of Trust
related
$1,269,263 · Canandaigua Nat'l Bk&tr
—
—
1225 Ridgeway LLC
—
Loan Modification, Consolidation And Extension
related
$2,500,000 · Canandaigua Nat'l Bk&tr
—
—
1225 Ridgeway LLC
—
Deed Of Trust
related
$604,801 · Canandaigua National 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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