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Property profile & analytics
OFF-MARKET
Estimated value
$43,000,000
Medical Office Space
2655 Ridgeway Ave Rochester, NY 14626-4296
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3380667
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
2009
Total area
119,983 SF
Lot
17.8 ac (775,368 SF)
Zoning code
03 - MULTI-FAMILY
APN
262800 089.03-4-1
UPID
US63-3380667
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 Regional Health Ridgeway Medical Campus Home Health Care Service
-
Unity Dental Group Dental Office
-
Michael A. Kozlowski, DDS Dental Office
-
Tanya R. Grace PsyD Physician
-
Marc D. Gaudette, PsyD Medical Clinic Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$43.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$43.00M
Owner & transaction history
Greece 2655 Mp Rk6 LLC · 2 yrs held
Greece 2655 Mp Rk6 LLC
since 2024
Last sale
$43.0M
2 recorded transactions
Zoning & alternative use
03 - MULTI-FAMILY · 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
$43,000,000
ML approach
$43,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$43.00M
Range $38.70M – $47.30M · ±10% · vs last sale $43.00M (Apr 3 2024)
Last sale anchor
$43.00M
Apr 3 2024
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
$358 / 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
$12,154,100
Assessed 2023
Previous assessed
$13,500,000
-10.0% YoY
Assessed land
$675,200
Assessed improvement
$11,478,900
Land market value
$785,116
Improvement market value
$13,347,558
Total market value
$14,132,674
Applied tax rate
263,801.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
2009
Heating
HOT WATER
Cooling
CENTRAL
Buildings
1
Stories
4
Bathrooms
2
Total area
119,983 SF
Lot
17.8 ac (775,368 SF)
Zoning code
03 - MULTI-FAMILY
APN
262800 089.03-4-1
UPID
US63-3380667
Jurisdiction
MONROE
Zoning & alternative use
03 - MULTI-FAMILY · Rochester, NY
Zoning 03 - MULTI-FAMILY · permitted uses
03 - MULTI-FAMILY · 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
2009
Heating
HOT WATER
Cooling
Yes
Stories
4
Buildings
1
Bathrooms
2
Lot
17.8 ac
Current owner
From public records · entity-resolved
Greece 2655 Mp Rk6 LLC
Entity
Mailing address
800 W MADISON ST STE #400, CHICAGO, IL 60607-2481
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2024
$43,000,000
Greece 2655 Mp Rk6 LLC
Unity Ridgeway LLC
Bargain And Sale Deed
$175,605,000 · Bmo Bank NA
May 30, 2008
$1,295,000
Unity Ridgeway LLC
Dugan,james V
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.
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