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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Office buildings
2300 Rdg Rd, Rochester, NY 14626-2800
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US63-2099902
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1987
Total area
30,330 SF
Lot
1.62 ac (70,567 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.15-1-4.2
UPID
US63-2099902
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
-
H&R Block Tax Preparation
-
MDJ Advantage LLC Big Box & Wholesale Store
-
RGH Allergy Office Medical Clinic
-
Ayaz Habib, DPM Physician
-
Allergy & Rheumatology - Greece Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.82M
Blend (final)
Blend
$3.02M
Owner & transaction history
West Ridge Rd 2300 LLC · 12 yrs held
West Ridge Rd 2300 LLC
since 2014
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+53.6%
Auto repair, garage
$3.2M
+29.0%
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
OFFICE BUILDING
$2,505,000
Current use
RESTAURANT
$3,850,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,235,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,095,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±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
$99 / 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
$2,976,400
Assessed 2023
Previous assessed
$3,306,000
-10.0% YoY
Assessed land
$462,800
Assessed improvement
$2,513,600
Land market value
$538,139
Improvement market value
$2,922,791
Total market value
$3,460,930
Applied tax rate
262,801.0000
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
1987
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
5
Total area
30,330 SF
Lot
1.62 ac (70,567 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.15-1-4.2
UPID
US63-2099902
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.5M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1987
Heating
NONE
Cooling
Yes
Stories
5
Buildings
1
Lot
1.62 ac
Current owner
From public records · entity-resolved
West Ridge Rd 2300 LLC
Entity
Mailing address
3101 W RDG RD, ROCHESTER, NY 14626-3249
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2019
—
West Ridge Rd 2300 LLC
—
Deed
related
$3,000,000 · Steuben Tr Co
May 23, 2014
$5,700,000
West Ridge Rd 2300 LLC
2300 Wrr LLC
Trustees Deed
related
$5,025,000 · Steuben Tr Co
Mar 9, 2012
—
2300 Wrr LLC
—
Deed Of Trust
related
$3,500,000 · Five Star Bank
Oct 4, 2005
$3,405,622
2300 Wrr LLC
Sw 2300 Holding Corp
Grant Deed
related
—
—
—
West Ridge Rd 2300 LLC
—
Deed Of Trust
related
$3,000,000 · Steuben Tr Co
—
—
2300 Wrr LLC
—
Deed Of Trust
related
$3,342,704 · Five Star Bank
—
—
Ccg Spv I LLC
—
Deed Of Trust
related
$324,116 · Deutsche Bank Trust Co America
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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