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Property profile & analytics
FOR LEASE
Office buildings
1290 Blossom Dr, Victor, NY 14564
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-6175048
For Lease
1 / 26
$10 SF/Yr
1290 Blossom Dr, Victor, NY 14564
View Listing →
Property summary
AI-generated overview
Blossom Drive Park offers a unique opportunity to lease flexible office, flex, and warehouse space in Victor, NY. This single-story, 24,980 square foot building, situated on 4.1 acres of land, underwent renovations in 2019 and boasts a Class B rating. The property features 100 surface parking spaces and is conveniently located off Route 96, providing easy access for employees and clients. Multiple tenancy options are available, with spaces ranging from a minimum of 800 square feet to a maximum contiguous space of 10,000 square feet
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Total area
24,980 SF
Lot
4.1 ac (178,596 SF)
Zoning code
C-LI
APN
324889 28.12-1-34.210
UPID
US63-6175048
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
-
Guerrilla Tees Textile Manufacturer
-
Upstate Medical Physics, P.C. Consultant Physician Referral Service
-
Smoothfit Training Gym & Fitness Center
-
VIBE Communications, LLC Business To Business Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$945k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.39M
Blend (final)
Blend
$1.14M
Owner & transaction history
1286 And 1290 Blossom LLC · 3 yrs held
1286 And 1290 Blossom LLC
since 2022
Last sale
$1.4M
4 recorded transactions
Zoning & alternative use
C-LI · Victor, 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 Victor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victor 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
$965,000
ML approach
$945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±10% · vs last sale $1.43M (Dec 28 2022)
Last sale anchor
$1.43M
Dec 28 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
$45 / 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
$1,053,040
Assessed 2023
Previous assessed
$1,352,000
-22.1% YoY
Assessed land
$356,000
Assessed improvement
$697,040
Land market value
$450,633
Improvement market value
$882,329
Total market value
$1,332,962
Applied tax rate
324,801.0000
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
For Lease
Year built
1991
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
24,980 SF
Lot
4.1 ac (178,596 SF)
Zoning code
C-LI
APN
324889 28.12-1-34.210
UPID
US63-6175048
Jurisdiction
ONTARIO
Zoning & alternative use
C-LI · Victor, NY
Zoning C-LI · permitted uses
C-LI · Victor, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Victor. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
4.1 ac
Current owner
From public records · entity-resolved
1286 And 1290 Blossom LLC
Entity
Mailing address
PO BOX 1371, FAIRPORT, NY 14450-7371
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2022
$1,425,000
1286 And 1290 Blossom LLC
2880 Sheridan Drive LLC
Deed
$1,198,500 · The Canandaigua National Bank & Tru
Dec 28, 2022
—
1286 And 1290 Blossom LLC
—
Deed
related
$750,000 · The Canandaigua National Bank & Trust Co
Apr 4, 2022
$1,356,390
2880 Sheridan Drive LLC
1290 Blossom Drive LLC
Deed
—
Jul 13, 2007
—
Blossom Properties LLC
Ontario County Ida
Deed
—
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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