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Property profile & analytics
FOR LEASE
Warehouses
1450 Lyell Ave, Rochester, NY 14606
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-2876901
For Lease
1 / 3
$3,175,000
1450 Lyell Ave, Rochester, NY 14606
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1938
Total area
218,821 SF
Lot
13.64 ac (594,158 SF)
APN
261400 105.62-1-1.002
UPID
US63-2876901
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
-
Juice Factory Big Box & Wholesale Store Distribution Center
-
McDonald's Restaurant Take-out & Catering
-
Maven Technologies LLC Recycling Center Waste Management Facility
-
Nova Services Inc Recycling Center Waste Management Facility
-
ABC Supply Co. Inc. Big Box & Wholesale Store Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.50M
Blend (final)
Blend
$3.18M
Owner & transaction history
The Samloff Revocable Trust
The Samloff Revocable Trust
since 2025
3 recorded transactions
Zoning & alternative use
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.18M
Range $2.86M – $3.49M · ±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
$15 / 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
$2,713,900
Assessed 2023
Previous assessed
$2,713,900
+0.0% YoY
Assessed land
$255,000
Assessed improvement
$2,458,900
Land market value
$307,229
Improvement market value
$2,962,530
Total market value
$3,269,759
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1938
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
218,821 SF
Lot
13.64 ac (594,158 SF)
APN
261400 105.62-1-1.002
UPID
US63-2876901
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
Building & site characteristics
From public records
Year built
1938
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
13.64 ac
Current owner
From public records · entity-resolved
The Samloff Revocable Trust
Trust
Mailing address
259 ALEXANDER ST, ROCHESTER, NY 14607-2514
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2025
—
The Samloff Revocable Trust
Lyell Mt Read Business Center LLC
Bargain & Sale Deed
$8,775,000 · Cnb Bank
Nov 18, 2019
—
Oak Hill Commons LLC
—
Grant Deed
related
$4,500,000 · Esl FCU
Oct 1, 2018
—
Oak Hill Commons LLC
—
Grant Deed
related
$45,000,000 · Esl FCU
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?”
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