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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Office buildings
1360 Portland Ave, Rochester, NY 14621-3048
Entity Owned
21-yr Hold
Free & Clear
Property ID
US63-0105957
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1989
Total area
6,656 SF
Lot
0.54 ac (23,522 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
263400 091.12-1-60.1
UPID
US63-0105957
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
-
Genesee Health Services Adm Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$837k
Blend (final)
Blend
$745k
Owner & transaction history
Grhs Foundation INC · 21 yrs held
Grhs Foundation INC
since 2004
1 recorded transaction
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$845,000
+53.6%
Auto repair, garage
$710,000
+29.0%
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
OFFICE BUILDING
$550,000
Current use
RESTAURANT
$845,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$710,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$460,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±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
$112 / 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
$855,000
Assessed 2023
Previous assessed
$730,000
+17.1% YoY
Assessed land
$127,900
Assessed improvement
$727,100
Land market value
$127,900
Improvement market value
$727,100
Total market value
$855,000
Applied tax rate
263,401.0000
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
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
6,656 SF
Lot
0.54 ac (23,522 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
263400 091.12-1-60.1
UPID
US63-0105957
Jurisdiction
MONROE
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$550,000
RESTAURANT
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$710,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$460,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1989
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Grhs Foundation INC
Entity
Free & Clear · 21 yrs held
Mailing address
1425 PORTLAND AVE #140, ROCHESTER, NY 14621-3011
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2004
$700,000
Grhs Foundation INC
Shemirani,mehdi
Warranty 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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