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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    28 Willow Pond Way Penfield, NY 14526-2629

    • Office buildings
    • 3,928 SF
    • 1.05 lot acres
    OFF-MARKET
    Value Estimations
    $225,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0327019
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Acosta Valuation Solutions Inc / Real Estate Appraiser
    • Inspections Made Easy Inc / Home Inspector
    • Ladd Exclusive Agency / Real Estate Agency
    • Powers / Business Development Service

    Property Details for 28 Willow Pond Way

    Year built
    1980
    Lot size
    1.05 lot acres
    Property size
    3,928 SF
    Zone code
    PD
    Property type
    Office buildings
    APN
    264200 139.08-2-14.1
    APU
    264200139082141

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $275,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $174,000
      Market price range: $174k - $541k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $355,000
      Current use
      AUTO REPAIR, GARAGE
      $445,000
      Change: +26% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $410,000
      Change: +15% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Penfield
    County
    Monroe
    State
    New York
    Longitude
    -77.4516
    Latitude
    43.1291
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $78,400
    $179,900
    $258,300
    -
    $83,408
    $191,392
    $274,800

    Comparable in this City

    • Value Estimation
      $445,000
      17,546 SF

      3100 Atlantic Ave

      OFFICE BUILDING • 17,546 SF
      3100 Atlantic Ave, Penfield, NY 14526-9722
      View Details
    • Value Estimation
      $385,000
      3,250 SF

      2214 Penfield Rd

      PROFESSIONAL BUILDING • 3,250 SF
      2214 Penfield Rd, Penfield, NY 14526-1922
      View Details
    • Value Estimation
      $445,000
      22,112 SF

      43 Willow Pond Way

      PROFESSIONAL BUILDING • 22,112 SF
      43 Willow Pond Way, Penfield, NY 14526-2638
      View Details
    • Value Estimation
      $225,000
      1,560 SF

      2580 Baird Rd

      OFFICE BUILDING • 1,560 SF
      2580 Baird Rd, Penfield, NY 14526-2333
      View Details
    • Value Estimation
      $305,000
      7,013 SF

      2575 Baird Rd

      OFFICE BUILDING • 7,013 SF
      2575 Baird Rd, Penfield, NY 14526-2332
      View Details
    • Value Estimation
      $500,000
      22,962 SF

      2080 Frpt 9th Mile Pt Rd

      OFFICE BUILDING • 22,962 SF
      2080 Frpt 9th Mile Pt Rd, Penfield, NY 14526
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      3,119 SF

      Penfield Office Complex - Owner/User

      Two-building office complex, ideal owner-user or investor.
      2570 Baird Rd, Penfield, NY 14526
      View Details
    • $750,000

      Prime Commercial Land in Penfield

      High-visibility 0.66-acre lot in Penfield's four corners district.
      1798 Penfield Rd, Penfield, NY 14526
      View Details
    • $979,900
      5.12 Acres

      Temecula Equestrian Estate Lot

      5.12 Acres, Prime Location, No HOA
      1 Winners Cir, Penfield, NY 14526
      View Details
    • $2,300,000
      18.30 Acres

      Penfield, NY Mixed-Use Land

      18.3 Acres, Prime Development Opportunity
      1810 Fairport Nine Mile Point Rd, Penfield, NY 14526
      View Details
    • $825,000
      12.88 Acres

      Penfield Agricultural Land Investment

      12.88 Acres, Greenhouse, Commercial Space
      1345 Penfield Center Rd, Penfield, NY 14526
      View Details
    • $3,083,000
      3,500 SF

      Fairport Retail Property For Sale

      Retail property with a new 20-year lease in Penfield, NY.
      2146 Fairport Nine Mile Point Rd, Penfield, NY 14526
      View Details

    Similar Nearby for Lease

    • $19 SF/Yr
      1,922 SF

      Penfield Office Space Available

      Office space for rent in Penfield, move-in ready.
      481 Penbrooke Dr, Penfield, NY 14526
      View Details
    • $15 SF/Yr
      1,400 SF

      Functional Commercial Suite on Penfield

      Well-maintained 1,400 SF commercial suite on Penfield Road.
      2025 Penfield Rd, Penfield, NY 14526
      View Details
    • $18 SF/Yr
      6,928 SF

      Penfield Office Space Available

      Modern Office Suites, Prime Location
      401 Penbrooke Dr, Penfield, NY 14526
      View Details
    • $15 SF/Yr

      Retail Spaces in Penfield, NY

      Ground floor retail spaces in new multi-family development.
      1657 Frpt 9 Mile Pt Rd, Penfield, NY 14526
      View Details
    • Contact for pricing
      3,737 SF

      Arbors at Penfield Retail Spaces

      Ground floor retail/office spaces in Penfield, New York.
      200 Peaceful Pond Way, Penfield, NY 14526
      View Details
    • $19 SF/Yr
      880 SF

      Penfield Office Space Available

      Office space in Penfield, close to amenities and major routes.
      441 Penbrooke Dr, Penfield, NY 14526
      View Details
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    28 Willow Pond Way
    Penfield, NY 14526-2629
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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