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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
129 Commercial St, East Rochester, NY 14445-2171
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-1173754
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1983
Total area
11,700 SF
Lot
0.15 ac (6,534 SF)
Zoning code
05 - COMMERCIAL
APN
265801 139.77-2-44
UPID
US63-1173754
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
-
Meg Keller, LCSW Psychotherapist
-
Pure Home 365 - East Rochester, NY General Contractor
-
Your CBD Store | SUNMED - East Rochester, NY Specialty Food Shop Grocery & Convenience Store
-
Graham Plastic Surgery Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$471k
Blend (final)
Blend
$645k
Owner & transaction history
Rogue Real Estate LLC · 5 yrs held
Rogue Real Estate LLC
since 2021
Last sale
$779,000
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · East Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+56.5%
Neighborhood: shopping center
$815,000
+21.1%
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 East Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
$720,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$675,000
Current use
OFFICE BUILDING
$1,055,000
Change: +56% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$815,000
Change: +21% · Conversion: Difficult
WAREHOUSE, STORAGE
$625,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $779k (Feb 8 2021)
Last sale anchor
$779k
Feb 8 2021
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
$55 / 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
$193,800
Assessed 2023
Previous assessed
$193,800
+0.0% YoY
Assessed land
$38,400
Assessed improvement
$155,400
Land market value
$54,093
Improvement market value
$218,907
Total market value
$273,000
Applied tax rate
264,413.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1983
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
11,700 SF
Lot
0.15 ac (6,534 SF)
Zoning code
05 - COMMERCIAL
APN
265801 139.77-2-44
UPID
US63-1173754
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · East Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · East Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$675,000
OFFICE BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$815,000
WAREHOUSE, STORAGE
Est. value
$625,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1983
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Rogue Real Estate LLC
Entity
Mailing address
1025 STRONG RD, VICTOR, NY 14564-9124
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2021
$779,000
Rogue Real Estate LLC
Giampro Corp
Bargain And Sale Deed
$960,000 · Community Bank NA
Feb 3, 2012
$150,000
Giampro Corp
Portfolio Ents INC
Warranty Deed
—
Dec 16, 2010
$90,100
Portfolio Ents INC
Referee Of Monroe County
Trustees Deed
—
Aug 4, 2005
—
129 W Commercial Street LLC
Hookway,david H & Tina P
Quit Claim Deed
related
$742,500 · Standard Insurance Co
—
—
David H Hookway
—
Deed Of Trust
related
$300,000 · Wachovia 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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