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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Sports & entertainment properties
3195 Brighton Henrietta Town Line Rd Rochester, NY 14623-2751
Entity Owned
8-yr Hold
Free & Clear
Property ID
US63-2532980
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1973
Total area
88,728 SF
Lot
6.68 ac (290,981 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 149.20-2-1
UPID
US63-2532980
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
-
Brighton Sports Zone Gym & Fitness Center Sports Field & Court
-
The Athletic Campus Gym & Fitness Center Sports Field & Court
-
Move Studios Moving Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
Pittsford Sports Authority LLC · 8 yrs held
Pittsford Sports Authority LLC
since 2018
5 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · 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
$8 / 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
$3,265,100
Assessed 2023
Previous assessed
$3,025,000
+7.9% YoY
Assessed land
$697,900
Assessed improvement
$2,567,200
Land market value
$697,900
Improvement market value
$2,567,200
Total market value
$3,265,100
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1973
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
88,728 SF
Lot
6.68 ac (290,981 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 149.20-2-1
UPID
US63-2532980
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NYZoning 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
Building & site characteristics
From public records
Year built
1973
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
6.68 ac
Current owner
From public records · entity-resolved
Pittsford Sports Authority LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1080 PITTSFORD VICTOR RD, PITTSFORD, NY 14534-3805
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2022
—
Pittsford Sports Authority LLC
—
Deed
related
$922,178 · The Canandaigua National Bank & Trust Co
Jan 16, 2020
—
Pittsford Sports Authority LLC
—
Deed
related
$1,425,000 · Canandaigua Nat'l Bk&tr
Jul 5, 2018
$3,000,000
Pittsford Sports Authority LLC
3195 Bhtl LLC
Warranty Deed
—
—
—
Pittsford Sports Authority LLC
—
Deed Of Trust
related
$1,425,000 · Canandaigua Nat'l Bk&tr
—
—
3195 Bhtl LLC
—
Deed Of Trust
related
$512,160 · Canandaigua National 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.
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