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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Manufacturing properties
1455 Emerson St 1465, Rochester, NY 14606-3141
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3271153
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1965
Total area
23,595 SF
Lot
2.77 ac (120,661 SF)
APN
261400 104.44-1-16.003
UPID
US63-3271153
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
$1.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.24M
Owner & transaction history
Acp Fp Roch LLC · 2 yrs held
Acp Fp Roch LLC
since 2023
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.0M
+92.1%
Neighborhood: shopping center
$1.6M
+60.7%
Warehouse, storage
$1.2M
+16.8%
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
$1,270,000
ML approach
$1,305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,015,000
Current use
OFFICE BUILDING
$1,950,000
Change: +92% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,630,000
Change: +61% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,185,000
Change: +17% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,080,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±10% · vs last sale $1.22M (Nov 16 2023)
Last sale anchor
$1.22M
Nov 16 2023
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
$53 / 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
$684,300
Assessed 2023
Previous assessed
$684,300
+0.0% YoY
Assessed land
$124,200
Assessed improvement
$560,100
Land market value
$149,639
Improvement market value
$674,819
Total market value
$824,458
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1965
Heating
NONE
Cooling
PARTIAL
Stories
1
Total area
23,595 SF
Lot
2.77 ac (120,661 SF)
APN
261400 104.44-1-16.003
UPID
US63-3271153
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
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1965
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.77 ac
Current owner
From public records · entity-resolved
Acp Fp Roch LLC
Entity
Free & Clear · 2 yrs held
Mailing address
333 COLFAX ST, ROCHESTER, NY 14606-3107
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Nov 16, 2023
$1,215,000
Acp Fp Roch LLC
Colfax Street Properties LP
Bargain And Sale Deed
—
—
—
Colfax Street Properties
—
Deed Of Trust
related
$730,809 · Steuben Trust Co
—
—
Colfax Street Properties
—
Deed Of Trust
related
$730,809 · Steuben Trust Co
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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