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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Office buildings
2211 Lyell Ave, Rochester, NY 14606-5743
Entity Owned
~
Est. High Equity
Property ID
US63-0430161
Property summary
AI-generated overview
This exceptional 12,541 square foot office building, situated at 2211 Lyell Ave in Rochester, NY, presents a unique leasing opportunity. The property, constructed in 1990 and classified as Class C, offers versatile space suitable for executive, traditional, or medical office uses. Currently, a single 1,500 square foot suite is available for lease, representing a portion of the building's multiple tenancies. The building sits on a sizable 3.04-acre lot and provides ample parking with 60 spaces for tenants and visitors. Its convenient location just off I-390 ensures easy access for employees and clients. The property is zoned under zoning code 2 within Monroe County and offers a blend of functionality and accessibility. The building's total square footage is 12,541 square feet, with 1,500 square feet currently vacant and ready for immediate occupancy. This presents an excellent opportunity for businesses seeking a well-located, adaptable office space in a thriving Rochester community. The property's diverse zoning allows for a range of potential uses, making it an attractive investment for various business types.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1990
Total area
13,397 SF
Lot
3 ac (130,680 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
262600 104.19-3-1
UPID
US63-0430161
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
-
Law Office of Marilyn J. Palumbo Law Firm
-
Gartland Technologies LLC (Bike/Boat/Book/etc) Store Corporate Office
-
Gregory D. Lewish, MD Physician
-
Nihalani Rajendra K Physician
-
Greater Rochester Orthopaedics, P.C Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$486k
Blend (final)
Blend
$590k
Owner & transaction history
Lyell-gates Prof Building LLC
Lyell-gates Prof Building LLC
1 recorded transaction
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, 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 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
NEIGHBORHOOD: SHOPPING CENTER
$925,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$44 / 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
$712,700
Assessed 2023
Previous assessed
$712,700
+0.0% YoY
Assessed land
$300,000
Assessed improvement
$412,700
Land market value
$361,456
Improvement market value
$497,244
Total market value
$858,700
Applied tax rate
262,601.0000
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
1990
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
13,397 SF
Lot
3 ac (130,680 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
262600 104.19-3-1
UPID
US63-0430161
Jurisdiction
MONROE
Zoning & alternative use
02 - SINGLE RESIDENCE · Rochester, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$925,000
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3 ac
Current owner
From public records · entity-resolved
Lyell-gates Prof Building LLC
Entity
Mailing address
2211 LYELL AVE STE #103, ROCHESTER, NY 14606-5743
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Lyell-gates Prof Building LLC
—
Deed Of Trust
related
$50,000 · M & T 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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