New search
Property profile & analytics
OFF-MARKET
Estimated value
$5,940,000
Office buildings
1245 Portland Ave 1261, Rochester, NY 14621-2728
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-1445586
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2008
Total area
21,864 SF
Lot
1.28 ac (55,757 SF)
Zoning code
13
APN
261400 091.59-2-22.001
UPID
US63-1445586
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
$5.76M
CAP Approach
CAP
$5.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.94M
Owner & transaction history
Advenir Mob Rochester LLC · 3 yrs held
Advenir Mob Rochester LLC
since 2022
Last sale
$6.5M
6 recorded transactions
Zoning & alternative use
13 · Rochester, 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 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
$5,875,000
ML approach
$5,755,000
CAP Approach
CAP Return
Estimation
6%
$5,590,000
6.5%
$5,160,000
7%
$4,790,000
Blend value · Realmo final
$5.94M
Range $5.35M – $6.53M · ±10% · vs last sale $6.45M (Oct 13 2022)
Last sale anchor
$6.45M
Oct 13 2022
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
$272 / 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
$2,400,000
Assessed 2023
Previous assessed
$2,400,000
+0.0% YoY
Assessed land
$83,400
Assessed improvement
$2,316,600
Land market value
$100,482
Improvement market value
$2,791,084
Total market value
$2,891,566
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2008
Heating
STEAM
Cooling
CENTRAL
Stories
3
Bathrooms
2
Total area
21,864 SF
Lot
1.28 ac (55,757 SF)
Zoning code
13
APN
261400 091.59-2-22.001
UPID
US63-1445586
Jurisdiction
MONROE
Zoning & alternative use
13 · Rochester, NY
Zoning 13 · permitted uses
13 · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2008
Heating
STEAM
Cooling
Yes
Stories
3
Bathrooms
2
Lot
1.28 ac
Current owner
From public records · entity-resolved
Advenir Mob Rochester LLC
Entity
Mailing address
1245 PORTLAND AVE #1261, ROCHESTER, NY 14621-2728
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2022
$6,450,000
Advenir Mob Rochester LLC
1255 Portland LLC
Bargain And Sale Deed
$4,515,000 · Synovus Bank
May 26, 2021
—
1255 Portland LLC
—
Deed
related
$169,161 · The Canandaigua National Bank & Trust Co
Feb 17, 2004
$100,000
Michael Giordano
Felluca,robert
Warranty Deed
$82,800 · H & R Block Mortgage Co LLC
—
—
1255 Portland LLC
—
Deed Of Trust
related
$3,800,000 · S & T Bank
—
—
1255 Portland LLC
—
Deed Of Trust
related
$3,800,000 · S & T Bank
—
—
1255 Portland LLC
—
Deed Of Trust
related
$4,168,293 · 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1245 Portland Ave, Unit 1261?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
