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Property profile & analytics
OFF-MARKET
Office buildings
230 Empire Blvd, Rochester, NY 14609-4427
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US63-0191973
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Total area
1,271 SF
Lot
0.25 ac (10,890 SF)
Zoning code
07 - MIXED
APN
263400 107.07-2-42
UPID
US63-0191973
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
-
Allstate: Patrick Lomando Insurance Agency
-
Emma’s Aesthetics Spa & Massage Center Skin Care Clinic
-
Mark F. Piccarreto/ Realtor® Real Estate Agency
-
JJ Skincare Medical Clinic Skin Care Clinic
-
Massage By Carrin Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ostrowski Properties LLC · 11 yrs held
Ostrowski Properties LLC
since 2015
5 recorded transactions
Zoning & alternative use
07 - MIXED · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$186,000
Assessed 2023
Previous assessed
$150,300
+23.8% YoY
Assessed land
$38,000
Assessed improvement
$148,000
Land market value
$38,000
Improvement market value
$148,000
Total market value
$186,000
Applied tax rate
263,401.0000
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
Off-Market
Year built
1965
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
1,271 SF
Lot
0.25 ac (10,890 SF)
Zoning code
07 - MIXED
APN
263400 107.07-2-42
UPID
US63-0191973
Jurisdiction
MONROE
Zoning & alternative use
07 - MIXED · Rochester, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · 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.
Building & site characteristics
From public records
Year built
1965
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Ostrowski Properties LLC
Entity
Mailing address
215 DEERFIELD DR, ROCHESTER, NY 14609-3034
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2015
$141,500
Ostrowski Properties LLC
Mary Valenti
Warranty Deed
$106,125 · The Canandaigua National Bank & Tru
Mar 28, 2014
$65,000
Mary Valenti
Difiore,kathleen M
Warranty Deed
—
Aug 17, 2012
$100
Difiore Ben A Trust
Referee Of Monroe County
Trustees Deed
related
—
Aug 3, 2007
$182,000
Michael Lazarevski
Difiore Ben A Trust
Warranty Deed
$154,700 · Difiore Ben A Trust (tr)
Mar 13, 2007
$23,000
Difiore,ben A Trust
Difiore,ben A
Warranty Deed
related
—
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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