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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Office buildings
2300 Buffalo Rd 900, Rochester, NY 14624-1360
Entity Owned
19-yr Hold
Free & Clear
Property ID
US63-3614486
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1998
Total area
18,600 SF
Lot
0.43 ac (18,731 SF)
Zoning code
05 - COMMERCIAL
APN
262600 119.09-3-8.3
UPID
US63-3614486
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
-
Rochester Area State Fed CU Credit Union
-
Westside Family Dentistry: Lubes Martin P DDS Dental Office
-
Imad Khan, DDS Dental Office
-
MVPT Physical Therapy - Gates Medical Clinic
-
Omar Elias Hanuch, MD Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$556k
Blend (final)
Blend
$700k
Owner & transaction history
Cornerstone Centre LLC · 19 yrs held
Cornerstone Centre LLC
since 2007
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · 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
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$38 / 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
$1,062,500
Assessed 2023
Previous assessed
$1,062,500
+0.0% YoY
Assessed land
$85,000
Assessed improvement
$977,500
Land market value
$102,408
Improvement market value
$1,177,692
Total market value
$1,280,100
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
1998
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
18,600 SF
Lot
0.43 ac (18,731 SF)
Zoning code
05 - COMMERCIAL
APN
262600 119.09-3-8.3
UPID
US63-3614486
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · 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
1998
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Cornerstone Centre LLC
Entity
Free & Clear · 19 yrs held
Mailing address
2300 BUFFALO RD BLDG #100, ROCHESTER, NY 14624-1360
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2017
—
Cornerstone Centre LLC
—
Loan Modification
related
$4,500,000 · Northwest Bancshares INC
Mar 20, 2007
$45,854
Cornerstone Centre LLC
Rochesters Cornerstone Group
Warranty Deed
related
—
Mar 19, 2004
$850,000
Cornerstone Park LLC
Rochesters Cornerstone Group
Warranty Deed
related
$550,000 · Sun Life Assurance Co
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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