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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Office buildings
21 Willow Pond Way Penfield, NY 14526-2687
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-0455492
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2004
Total area
22,112 SF
Lot
2.79 ac (121,532 SF)
Zoning code
PD
APN
264200 139.08-2-13.1
UPID
US63-0455492
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
-
Penfield Pediatrics, LLC Hospital Children's Hospital
-
Terrance J. O'Keefe, DDS, LLC Dental Office
-
Iker Miriam R PhD Physician Medical Clinic
-
Genesee Valley OB/GYN, P.C. Medical Clinic
-
Dr. Timothy G. Geen, MD Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$820k
Blend (final)
Blend
$795k
Owner & transaction history
Cornhill Center LLC · 6 yrs held
Cornhill Center LLC
since 2020
4 recorded transactions
Zoning & alternative use
PD · Penfield, NY
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 Penfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Penfield 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
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$36 / 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
$1,684,300
Assessed 2023
Previous assessed
$1,684,300
+0.0% YoY
Assessed land
$253,200
Assessed improvement
$1,431,100
Land market value
$269,360
Improvement market value
$1,522,440
Total market value
$1,791,800
Applied tax rate
264,201.0000
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
2004
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
22,112 SF
Lot
2.79 ac (121,532 SF)
Zoning code
PD
APN
264200 139.08-2-13.1
UPID
US63-0455492
Jurisdiction
MONROE
Zoning & alternative use
PD · Penfield, NY
Zoning PD · permitted uses
PD · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Penfield. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2004
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.79 ac
Current owner
From public records · entity-resolved
Cornhill Center LLC
Entity
Mailing address
301 EXCHANGE BLVD, ROCHESTER, NY 14608-2755
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2020
—
Cornhill Center LLC
—
Deed
related
$6,370,000 · Keybank USA
—
—
Willow Pond Office Park LLC
—
Deed Of Trust
related
$517,908 · M & T Bank
—
—
Willow Pond Office Park LLC
—
Loan Modification
related
$982,091 · M & T Bank
—
—
Cornhill Center LLC
—
Loan Modification
related
$6,370,000 · Keybank USA
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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