Entity Owned Property summary
AI-generated overview
The property is located in downtown Rochester and consists of second-generation creative office and retail spaces. It is approximately 6,692 square feet in size and is situated adjacent to the downtown skyway and subway systems, providing convenient access and street-level exposure. The spaces are in good condition and configured for mixed office and retail use.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1911
Total area
35,100 SF
Lot
0.27 ac (11,761 SF)
APN
64.02.12.068010
UPID
US46-1468094
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Moving Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.07M
Blend (final)
Blend
$4.50M
Owner & transaction history
since 2024
Last sale
$4.5M
3 recorded transactions
Zoning & alternative use
Top alternative use upside
Restaurant
$6.1M
+11.7%
Retail stores
$5.6M
+2.5%
Commercial (general)
$5.6M
+0.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.50M
Value range
$4.05M – $4.95M
±10% around blend
Estimated value / SF
$128 / SF
Confidence
Property data
75
Market benchmarks
67
Comparable evidence
60
$4.05M
blend $4.50M
$4.95M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
35,100 SF
Lot area
0.27 ac
Year built
1911
APN
64.02.12.068010
Assessed value
$6,416,700
Annual tax
$186,109
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$6.07M
Range $3.34M – $7.65M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 45 sales
$157
-18%
County 51 sales
$149
-14%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $128/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+12%
vs current-use indication
Retail Stores
Commercial (general)
Auto Repair, Garage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.50M
Move the market yield to see immediate price impact.
Value / SF
$128
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$284k
$5.67M
$4.05M
$3.15M
$315k
$6.30M
$4.50M
$3.50M
$347k
$6.93M
$4.95M
$3.85M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$186,109
Tax year 2023
Assessed value
$6,416,700
Assessed 2023
Previous assessed
$6,416,700
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$1,585,200
Assessed improvement
$4,831,500
Land market value
$1,585,200
Improvement market value
$4,831,500
Total market value
$6,416,700
Applied tax rate
2,303.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1911
Heating
STEAM
Cooling
CENTRAL
Bathrooms
18
Total area
35,100 SF
Lot
0.27 ac (11,761 SF)
APN
64.02.12.068010
UPID
US46-1468094
Jurisdiction
OLMSTED
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1911
Heating
STEAM
Cooling
Yes
Bathrooms
18
Lot
0.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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