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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Medical Office Space
160 Jefferson Rd, Pittsford, NY 14534-1802
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2983360
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1999
Total area
60,914 SF
Lot
14.21 ac (618,988 SF)
APN
264689 164.01-1-1.2
UPID
US63-2983360
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
-
Heather Heights: Assisted Living & Memory Care Pittsford Nursing Home Retirement Community
-
Sarah Howd Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
Heather Hts Of Pittsford INC · 7 yrs held
Heather Hts Of Pittsford INC
since 2019
5 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 Pittsford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsford 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$36 / 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
$5,500,000
Assessed 2023
Previous assessed
$5,500,000
+0.0% YoY
Assessed land
$735,000
Assessed improvement
$4,765,000
Land market value
$1,020,835
Improvement market value
$6,618,065
Total market value
$7,638,900
Applied tax rate
264,601.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
60,914 SF
Lot
14.21 ac (618,988 SF)
APN
264689 164.01-1-1.2
UPID
US63-2983360
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
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
14.21 ac
Current owner
From public records · entity-resolved
Heather Hts Of Pittsford INC
Entity
Mailing address
10 LAFAYETTE SQ STE #1900, BUFFALO, NY 14203-1801
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2019
—
Heather Hts Of Pittsford INC
—
Correction Deed
related
$20,135,000 · Keybank USA
Apr 8, 2019
—
Heather Hts Of Pittsford INC
—
Loan Modification
related
$2,013,500,000 · Keybank USA
Jul 1, 2014
—
Heather Heights Of Pittsford INC
—
Loan Modification, Consolidation And Extension
related
$18,000,000 · First Niagara Bk
—
—
Heather Hts Of Pittsford INC
—
Deed Of Trust
related
$3,761,630 · Keybank USA
—
—
Heather Heights Of Pittsford INC
—
Deed Of Trust
related
$375,365 · Manufacturers Traders & Trust
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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