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Property profile & analytics
OFF-MARKET
Estimated value
$5,250,000
Office buildings
20 Hagen Dr 30 Rochester, NY 14625-2666
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-2130111
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2002
Total area
49,500 SF
Lot
8.6 ac (374,616 SF)
Zoning code
LI
APN
264200 138.10-2-8.1
UPID
US63-2130111
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
-
Quevedo Endodontics & Implantology Dental Office
-
Mary Beth Gilbert, RPH Pharmacy
-
RRH Lipson Cancer Institute - Linden Oaks Physician
-
Matthew Bessette, M.D. Physician
-
Gary Charles Bessette, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.22M
Blend (final)
Blend
$5.25M
Owner & transaction history
Grhs Foundation INC · 14 yrs held
Grhs Foundation INC
since 2012
7 recorded transactions
Zoning & alternative use
LI · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+53.6%
Auto repair, garage
$5.3M
+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
$4,090,000
Current use
RESTAURANT
$6,285,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,280,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,420,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$5.25M
Range $4.73M – $5.78M · ±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
$106 / 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
$8,306,500
Assessed 2023
Previous assessed
$8,306,500
+0.0% YoY
Assessed land
$1,793,000
Assessed improvement
$6,513,500
Land market value
$1,907,446
Improvement market value
$6,929,254
Total market value
$8,836,700
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
49,500 SF
Lot
8.6 ac (374,616 SF)
Zoning code
LI
APN
264200 138.10-2-8.1
UPID
US63-2130111
Jurisdiction
MONROE
Zoning & alternative use
LI · Rochester, NY
Zoning LI · permitted uses
LI · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.1M
RESTAURANT
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
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
2002
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
8.6 ac
Current owner
From public records · entity-resolved
Grhs Foundation INC
Entity
Free & Clear · 14 yrs held
Mailing address
1425 PORTLAND AVE BLDG #2, ROCHESTER, NY 14621-3011
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
—
Grhs Foundation INC
—
Deed
related
$35,483,287 · M & T Bank
Dec 31, 2019
—
Grhs Foundation INC
—
Deed
related
$8,862,158 · M&t Bk
Jun 19, 2012
$41,509,000
Grhs Foundation INC
Pittsford-490 Venture LLC
Warranty Deed
—
—
—
Grhs Foundation INC
—
Loan Modification
related
$15,735,000 · M&t Bk
—
—
Grhs Foundation INC
—
Deed Of Trust
related
$8,862,158 · M&t Bk
—
—
Grhs Foundation INC
—
Deed Of Trust
related
$7,204,323 · Manufacturers Traders & Trust
—
—
Grhs Foundation INC
—
Deed Of Trust
related
$11,692,188 · M & T Bank
—
—
Grhs Foundation INC
—
Deed Of Trust
related
$1,520,373 · 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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