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    Property profile & analytics

    2005 Lyell Ave Rochester, NY 14606

    • Office buildings
    • 20,781 SF
    • 1.56 lot acres
    For Lease
    View listing
    $10 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-5310259
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Stonegate Barbershop / Barber Shop
    • John A. Cianciola, DDS, MSD / Dental Office
    • Dr. Julie Beach / Dental Office
    • David A. Olivo, DMD / Dental Office
    • Spoto Family Dental Practice / Dental Office

    Property Details for 2005 Lyell Ave

    Year built
    1987
    Lot size
    1.56 lot acres
    Property size
    20,781 SF
    Zone code
    06 - INDUSTRIAL
    Property type
    Office buildings
    APN
    262600 104.19-3-10.21
    APU
    2626001041931021

    Description

    This renovated, two-story, 20,781 square foot Stonegate Office Complex in Rochester, NY's Gates submarket offers multiple suite options ranging from 1,300 to 5,000 square feet. Located at 2005 Lyell Ave (I-390/Lee Rd cross streets), this Class B building boasts a newly renovated lobby, one passenger elevator, and 139 parking spaces. Currently, 8,824 square feet are vacant. Built in 1897 and extensively renovated in 2021, the property is ideal for various uses including medical, traditional office, coworking, and creative office spaces. The building enjoys high visibility and accessibility, situated in a primary retail corridor with over 100,000 vehicles passing daily. Its location provides convenient access to a significant population base (90,853 residents within 3 miles), Rochester International Airport, and major submarkets including Gates, Greece, Spencerport, Chili, Henrietta, and Downtown Rochester. Leases are net, including tenant improvement allowances, taxes, insurance, and common area maintenance. The landlord will contribute to tenant build-outs and finishes. This 2.03-acre property presents a unique opportunity for businesses seeking flexible, high-visibility space in a thriving location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,465,000
      Market price range: $806k - $2.61M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,720,000
      Current use
      RESTAURANT
      $2,640,000
      Change: +54% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $2,215,000
      Change: +29% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $1,435,000
      Change: -16% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.6801
    Latitude
    43.1637
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $292,000
    $1,408,000
    $1,700,000
    -
    $351,808
    $1,696,392
    $2,048,200

    Comparable in this City

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      7,000 SF

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      OFFICE BUILDING • 7,000 SF
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    • Value Estimation by Request
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      1175 Lexington Ave

      OFFICE BUILDING • 9,000 SF
      1175 Lexington Ave, Rochester, NY 14606-2903
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    • Value Estimation by Request
      18,900 SF

      1600-1604 Lyell Ave

      OFFICE BUILDING • 18,900 SF
      1600-1604 Lyell Ave, Rochester, NY 14606
      View Details
    • Value Estimation
      $670,000
      25,303 SF

      1425 Mt Read Blvd

      OFFICE BUILDING • 25,303 SF
      1425 Mt Read Blvd, Rochester, NY 14606-2845
      View Details
    • Value Estimation
      $1,370,000
      12,540 SF

      1 Saredon Pl

      PROFESSIONAL BUILDING • 12,540 SF
      1 Saredon Pl, Rochester, NY 14606-4063
      View Details
    • Value Estimation
      $1,140,000
      45,200 SF

      110 Colfax St, Unit 210

      OFFICE BUILDING • 45,200 SF
      110 Colfax St, Rochester, NY 14606-3104
      View Details

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    Similar Nearby for Lease

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      Stone Gate Office Complex Suites

      Flexible office suites available in a well-maintained complex.
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      Versatile Office Spaces Available

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      Mt. Read Blvd Office Park Investment

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    • $10 SF/Yr
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      Stonegate Office Complex: Rochester, NY

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      2005 Lyell Ave, Rochester, NY 14606
      View Details
    • Contact for pricing
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      Office Space in Industrial Park

      Office space available in industrial park with highway access.
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    Rochester, NY 14606
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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