Entity Owned Property summary
AI-generated overview
This exceptional Class A, 3,400 square foot medical/creative office building is ideally situated at 1615 Jefferson Road in Rochester, NY, (APN: 263200-162-080-0001-017-000) in Monroe County. Built in 1972, the single-tenant property sits on a 1.48-acre lot and offers ample parking with 60 spaces. The building features a high-traffic location and boasts two convenient entrances. The interior layout includes a main-level spa, ten private offices or meeting rooms arranged around a central common area, and two bathrooms. Utilities are included in the rental price, encompassing heat, taxes, and water. The property is ready for immediate occupancy, making it an attractive option for businesses seeking a move-in-ready space. The versatile space is suitable for various office uses, including medical, traditional, and creative office settings. Its prime location and comprehensive amenities make this a highly desirable commercial property. The property is zoned for office use and is easily accessible from Winton Road. This is a rare opportunity to acquire a well-maintained, fully functional office building in a thriving Rochester neighborhood.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Total area
8,586 SF
Lot
1.48 ac (64,469 SF)
Zoning code
05 - COMMERCIAL
APN
263200 162.08-1-17
UPID
US63-2407469
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
-
Arcade & Gaming Center
-
Atm
-
Spa & Massage Center Alternative Medicine Practice
-
Alternative Medicine Practice Spa & Massage Center
-
Spa & Massage Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$991k
Blend (final)
Blend
$1.07M
Owner & transaction history
since 2011
Last sale
$1.3M
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Top alternative use upside
Restaurant
$1.1M
+42.7%
Auto repair, garage
$915,000
+19.9%
Commercial (general)
$815,000
+6.6%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.07M
Value range
$963k – $1.18M
±10% around blend
Estimated value / SF
$125 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$963k
blend $1.07M
$1.18M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,586 SF
Lot area
1.48 ac
Year built
1972
Stories
1
APN
263200 162.08-1-17
Zoning
05 - COMMERCIAL
Assessed value
$930,000
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
$993k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.8 mi away · 9,650 SF
7.0 mi away · 9,072 SF
9.4 mi away · 9,904 SF
10.8 mi away · 7,473 SF
18.8 mi away · 10,880 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.07M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$89
+40%
Submarket 150 sales
$83
+51%
County 205 sales
$90
+38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $125/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
+43%
vs current-use indication
Auto Repair, Garage
Commercial (general)
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
Not available
Assessed value
County record
Zoning designation
County record
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
Comparable evidence · 7 sales
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$1.30M
Move the market yield to see immediate price impact.
Value / SF
$151
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%
$82k
$1.64M
$1.17M
$910k
$91k
$1.82M
$1.30M
$1.01M
$100k
$2.00M
$1.43M
$1.11M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.50M
2.4 mi · Oct 2025 · $186/SF
Property tax & assessments
Property tax & assessments
Assessed value
$930,000
Assessed 2023
Previous assessed
$930,000
+0.0% YoY
Assessed land
$348,000
Assessed improvement
$582,000
Land market value
$348,000
Improvement market value
$582,000
Total market value
$930,000
Applied tax rate
265,001.0000
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
1972
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
8,586 SF
Lot
1.48 ac (64,469 SF)
Zoning code
05 - COMMERCIAL
APN
263200 162.08-1-17
UPID
US63-2407469
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1972
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.48 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Rochester, NY
Recorded code
05 - COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 05 - COMMERCIAL in Rochester, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
Registration is required before any owner information is shown.
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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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