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Property profile & analytics
FOR LEASE
Office buildings
290 Woodcliff Dr, Fairport, NY 14450
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-6145411
For Lease
1 / 16
$5,265,000
290 Woodcliff Dr, Fairport, NY 14450
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1991
Total area
93,059 SF
Lot
8.54 ac (372,002 SF)
Zoning code
INDUSTRIAL
APN
264489 193.02-3-20
UPID
US63-6145411
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
-
Manning & Napier Financial Advisor
-
PERKY (Bike/Boat/Book/etc) Store Corporate Office
-
Perspective Partners (Bike/Boat/Book/etc) Store Corporate Office
-
Magnatag (Office) Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.72M
Blend (final)
Blend
$5.27M
Owner & transaction history
Roc Office LLC · 8 yrs held
Roc Office LLC
since 2018
3 recorded transactions
Zoning & alternative use
INDUSTRIAL · Fairport, 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 Fairport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairport 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
OFFICE BUILDING
$8,385,000
Current use
COMMERCIAL (GENERAL)
$6,715,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$5.27M
Range $4.74M – $5.79M · ±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
$57 / 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
$4,500,000
Assessed 2023
Previous assessed
$4,500,000
+0.0% YoY
Assessed land
$711,500
Assessed improvement
$3,788,500
Land market value
$1,002,108
Improvement market value
$5,335,892
Total market value
$6,338,000
Applied tax rate
324,801.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1991
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
93,059 SF
Lot
8.54 ac (372,002 SF)
Zoning code
INDUSTRIAL
APN
264489 193.02-3-20
UPID
US63-6145411
Jurisdiction
MONROE
Zoning & alternative use
INDUSTRIAL · Fairport, NY
Zoning INDUSTRIAL · permitted uses
INDUSTRIAL · Fairport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.4M
COMMERCIAL (GENERAL)
Est. value
$6.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1991
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
8.54 ac
Current owner
From public records · entity-resolved
Roc Office LLC
Entity
Mailing address
747 3RD AVE FL #37, NEW YORK, NY 10017-2809
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Apr 23, 2018
—
Roc Office LLC
Upstate Portfolio LLC
Loan Modification
related
$54,000,000 · Ubs Ag
Oct 14, 2015
—
Upstate Portfolio LLC
Hub Properties Trust
Grant Deed
related
$62,850,000 · Miscellaneous Ins Co
Mar 29, 2006
$14,347,267
Hub Properties Trust
290 Woodcliff Drive Co LLC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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