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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Investment properties
2595 Brighton Henrietta Town Line Rd Rochester, NY 14623-2788
Entity Owned
10-yr Hold
Free & Clear
Property ID
US63-2262589
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1988
Total area
17,390 SF
Lot
3.65 ac (158,994 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 149.18-1-21.3
UPID
US63-2262589
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
-
Usherwood Office Technology Tech Support Center IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.95M
Blend (final)
Blend
$1.80M
Owner & transaction history
2595 Brighton Hen Tlr LLC · 10 yrs held
2595 Brighton Hen Tlr LLC
since 2016
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+33.8%
Auto repair, garage
$1.9M
+12.5%
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
COMMERCIAL (GENERAL)
$1,650,000
Current use
RESTAURANT
$2,205,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,855,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$1,545,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±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
$104 / 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
$1,575,000
Assessed 2023
Previous assessed
$1,575,000
+0.0% YoY
Assessed land
$378,900
Assessed improvement
$1,196,100
Land market value
$378,900
Improvement market value
$1,196,100
Total market value
$1,575,000
Applied tax rate
265,001.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1988
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
17,390 SF
Lot
3.65 ac (158,994 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 149.18-1-21.3
UPID
US63-2262589
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1988
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
3.65 ac
Current owner
From public records · entity-resolved
2595 Brighton Hen Tlr LLC
Entity
Free & Clear · 10 yrs held
Mailing address
1950 BRIGHTON HENRIETTA TOWN LINE RD, ROCHESTER, NY 14623-2543
Ownership since
2016
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
Oct 4, 2016
—
2595 Brighton Hen Trl LLC
—
Deed
related
$1,600,000 · Esl FCU
Feb 8, 2016
—
2595 Brighton Hen Tlr LLC
Dimarco,john L SR & Richard J
Warranty Deed
related
—
—
—
2595 Brighton Hen Trl LLC
—
Loan Modification, Consolidation And Extension
related
$1,600,000 · Esl FCU
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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