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Property profile & analytics
OFF-MARKET
Investment properties
269 Park Ave Rochester, NY 14607-2791
Entity Owned
1-yr Hold
Property ID
US63-3198855
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Total area
2,335 SF
Lot
0.13 ac (5,535 SF)
Zoning code
14
APN
261400 121.43-2-6
UPID
US63-3198855
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
-
Chamber Music Ltd Music Venue Theater & Performing Art Venue
-
Beauty Bar 269 Hair Salon Nail Salon
-
Sarai Santi Microblading Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
269 Park Biz LLC · 1 yrs held
269 Park Biz LLC
since 2025
Last sale
$225,000
7 recorded transactions
Zoning & alternative use
14 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$222,000
Assessed 2023
Previous assessed
$222,000
+0.0% YoY
Assessed land
$11,200
Assessed improvement
$210,800
Land market value
$13,494
Improvement market value
$253,976
Total market value
$267,470
Applied tax rate
261,400.0000
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1880
Heating
STEAM
Cooling
CENTRAL
Stories
2
Bathrooms
2
Total area
2,335 SF
Lot
0.13 ac (5,535 SF)
Zoning code
14
APN
261400 121.43-2-6
UPID
US63-3198855
Jurisdiction
MONROE
Zoning & alternative use
14 · Rochester, NY
Zoning 14 · permitted uses
14 · 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
1880
Heating
STEAM
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
269 Park Biz LLC
Entity
Mailing address
746 HAILEY DR, WEBSTER, NY 14580-4052
Ownership since
2025
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
Feb 5, 2025
—
269 Park Biz LLC
Beauty Bar 269 LLC
Quitclaim Deed
related
—
Jan 20, 2023
—
Beauty Bar 269 LLC
John Sgro
Quit Claim Deed
related
—
Nov 27, 2019
$225,000
John Sgro
Shane D Prince
Warranty Deed
—
Nov 3, 2016
$222,000
Shane D Prince
Klein,john C
Warranty Deed
$166,500 · State Farm Bk
—
—
John C Klein
—
Loan Modification
related
$27,340 · J P Morgan Chase Bank
—
—
John C Klein
—
Deed Of Trust
related
$80,000 · J P Morgan Chase Bank
—
—
John C Klein
—
Loan Modification
related
$42,660 · J P Morgan Chase Bank
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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