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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Retail space
176 Virginia Ave Rochester, PA 15074-1723
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US73-3143991
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1975
Construction
BRICK
Total area
18,482 SF
Lot
0.48 ac (20,909 SF)
APN
49-001-0911.000
UPID
US73-3143991
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
-
Dr. Sujatha Pandian Physician
-
Rochester Dental Center | Primary Health Network Dental Office
-
Christopher Saba Dental Office
-
Dr. Polina S. Vassilieva, MD Physician
-
Christopher Youssef Saba Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.15M
CAP Approach
CAP
$2.87M
Comparable Approach
Comparable
$1.68M
Blend (final)
Blend
$2.32M
Owner & transaction history
Helena S Schaefers · 5 yrs held
Helena S Schaefers
since 2021
Last sale
$3.2M
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 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
$1,405,000
ML approach
$2,145,000
CAP Approach
CAP Return
Estimation
6%
$3,105,000
6.5%
$2,865,000
7%
$2,660,000
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±10% · vs last sale $3.20M (Jun 2 2021)
Last sale anchor
$3.20M
Jun 2 2021
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
$125 / 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
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$100,830
Tax year 2024
Assessed value
$1,187,350
Assessed 2024
Previous assessed
$374,000
+217.5% YoY
Effective rate
8.49%
On assessed value
Assessed land
$21,600
Assessed improvement
$1,165,750
Land market value
$43,200
Improvement market value
$2,331,500
Total market value
$2,374,700
Applied tax rate
49.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1975
Construction
BRICK
Heating
FORCED AIR
Cooling
YES
Stories
3
Total area
18,482 SF
Lot
0.48 ac (20,909 SF)
APN
49-001-0911.000
UPID
US73-3143991
Jurisdiction
BEAVER
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
1975
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
0.48 ac
Current owner
From public records · entity-resolved
Helena S Schaefers
Individual
Free & Clear · 5 yrs held
Mailing address
345 LORTON AVE STE #302, BURLINGAME, CA 94010-4136
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Aug 29, 2023
—
Primary Health Network
—
Deed
related
$2,080,000 · Pnc Bank NA
Jun 2, 2021
$40,000
Helena S Schaefers
Nicholas Dipietrantonio
Deed
—
Nov 9, 2018
$2,000,000
Rochester Med LLC
Rochester Med LLC
Grant Deed
related
—
Nov 21, 2012
$2,450,000
Rochester Med LLC
Castlebrook Prop Assets LLC
Grant Deed
$1,715,000 · Ameriserv Financial Bank
Feb 26, 2009
$1,900,000
Castlebrook Prop Assets LLC
Upmc Presbyterian Shadyside
Grant Deed
related
$2,025,000 · Cnb National Bank
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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