249 Fisher Rd Rochester, NY 14624-3529
Entity Owned
15-yr Hold
Free & Clear
Estimated value (blended)
$34.77M
Range $31.29M – $38.25M (±10%)
Property ID
US63-2226857
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1992
Total area
628,572 SF
Lot
134.14 ac (5,843,138 SF)
Zoning code
06 - INDUSTRIAL
APN
262200 134.14-1-9.1
UPID
US63-2226857
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$31.82M
Blend (final)
Blend
$34.77M
Owner & transaction history
since 2011
1 recorded transaction
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$34.77M
Value range
$31.29M – $38.25M
±10% around blend
Estimated value / SF
$55 / SF
Confidence
Property data
75
Market benchmarks
67
Comparable evidence
60
$31.29M
blend $34.77M
$38.25M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
628,572 SF
Lot area
134.14 ac
Year built
1992
Stories
2
APN
262200 134.14-1-9.1
Assessed value
$60,803,900
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$31.82M
Range $11.43M – $37.19M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$34.77M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 150 sales
$83
-33%
County 205 sales
$90
-39%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $55/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$60.80M
Move the market yield to see immediate price impact.
Value / SF
$97
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$3.83M
$76.61M
$54.72M
$42.56M
$4.26M
$85.13M
$60.80M
$47.29M
$4.68M
$93.64M
$66.88M
$52.02M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$60,803,900
Assessed 2023
Previous assessed
$60,803,900
+0.0% YoY
Assessed land
$5,463,800
Assessed improvement
$55,340,100
Land market value
$6,829,752
Improvement market value
$69,175,148
Total market value
$76,004,900
Applied tax rate
262,601.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1992
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
628,572 SF
Lot
134.14 ac (5,843,138 SF)
Zoning code
06 - INDUSTRIAL
APN
262200 134.14-1-9.1
UPID
US63-2226857
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NYZoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1992
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
134.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
06 - INDUSTRIAL
Jurisdiction
Rochester, NY
Recorded code
06 - INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 06 - INDUSTRIAL in Rochester, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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