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Property profile & analytics
FOR LEASE
Office buildings
180 South Clinton Ave Rochester, NY 14604
Entity Owned
10-yr Hold
Free & Clear
Property ID
US63-1485563
For Lease
1 / 6
$21 SF/Yr
180 South Clinton Ave, Rochester, NY 14604
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Total area
208,658 SF
Lot
1.46 ac (63,598 SF)
APN
261400 121.32-2-27.001
UPID
US63-1485563
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
-
Jennifer E Vogler Attorney Law Firm
-
Howe & Bassett Company Plumbing Service General Contractor
-
Allied Universal® Security Services Security Service
-
3 City Center Real Estate Agency
-
High Falls Advisors Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$26.23M
Blend (final)
Blend
$20.05M
Owner & transaction history
Three City Center Partners LLC · 10 yrs held
Three City Center Partners LLC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$26.5M
+53.6%
Auto repair, garage
$22.3M
+29.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,250,000
Current use
RESTAURANT
$26,485,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$22,255,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$14,425,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$20.05M
Range $18.05M – $22.06M · ±10%
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
$96 / 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
$13,100,000
Assessed 2023
Previous assessed
$13,100,000
+0.0% YoY
Assessed land
$626,500
Assessed improvement
$12,473,500
Land market value
$754,819
Improvement market value
$15,028,314
Total market value
$15,783,133
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1988
Heating
NONE
Cooling
CENTRAL
Stories
7
Total area
208,658 SF
Lot
1.46 ac (63,598 SF)
APN
261400 121.32-2-27.001
UPID
US63-1485563
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
OFFICE BUILDING Current
Est. value
$17.3M
RESTAURANT
Est. value
$26.5M
AUTO REPAIR, GARAGE
Est. value
$22.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.4M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1988
Heating
NONE
Cooling
Yes
Stories
7
Lot
1.46 ac
Current owner
From public records · entity-resolved
Three City Center Partners LLC
Entity
Free & Clear · 10 yrs held
Mailing address
1001 LEXINGTON AVE, ROCHESTER, NY 14606-2847
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2020
—
Three City Center Partners LLC
—
Deed
related
$5,000,000 · Protective Life And Annuity Insurance Co
Sep 27, 2019
—
Three City Center Partners LLC
—
Deed
related
$9,000,000 · M&t Bk
Jul 10, 2017
—
Three City Center Partners LLC
—
Loan Modification, Consolidation And Extension
related
$9,000,000 · M&t Bk
Oct 17, 2016
—
Three City Center Partners LLC
—
Deed
related
$4,000,000 · M&t Bk
Jul 6, 2016
$5,165,580
Three City Center Partners LLC
Wells Fargo Bk N 2006-c4
Grant Deed
—
Jan 27, 2016
$4,622,000
Wells Fargo Bank NA 2006-c4 Tr
Referee Of Monroe County|nk-tcc Property LLC
Trustees Deed
related
—
Apr 28, 2006
$26,400,000
Nk-tcc Property LLC
Three City Centre
Grant Deed
—
—
—
Three City Center Partners LLC
—
Loan Modification
related
$9,000,000 · M&t Bk
—
—
Nk-tcc Property LLC
—
Deed Of Trust
related
$18,800,000 · Key Bank & Trust
—
—
Three City Center Partners LLC
—
Deed Of Trust
related
$4,000,000 · M&t Bk
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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