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Property profile & analytics
OFF-MARKET
Estimated value
$1,090,000
Medical Office Space
335 Parrish St Canandaigua, NY 14424-1728
Individually Owned
8-yr Hold
Free & Clear
Property ID
US63-2321051
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1985
Total area
30,922 SF
Lot
7.7 ac (335,412 SF)
Zoning code
HR
APN
320200 83.20-2-21
UPID
US63-2321051
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
-
Canandaigua Medical Group Internist Pediatrician
-
David Ragonesi MD Pediatrician Medical Clinic
-
Dr. Eric L. Beyer, MD Pediatrician Medical Clinic
-
Michael Mitchko MD Physician
-
Kipling Goh MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
University Or Rochester · 8 yrs held
University Or Rochester
since 2018
2 recorded transactions
Zoning & alternative use
HR · Canandaigua, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.7M
+28.3%
Retail stores
$1.6M
+19.8%
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 Canandaigua submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canandaigua 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
MEDICAL BUILDING
$1,345,000
Current use
WAREHOUSE, STORAGE
$1,730,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,615,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$1.09M
Range $981k – $1.20M · ±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
$35 / 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
$9,813,000
Assessed 2023
Previous assessed
$9,813,000
+0.0% YoY
Assessed land
$500,000
Assessed improvement
$9,313,000
Land market value
$568,182
Improvement market value
$10,582,954
Total market value
$11,151,136
Applied tax rate
320,200.0000
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
1985
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
30,922 SF
Lot
7.7 ac (335,412 SF)
Zoning code
HR
APN
320200 83.20-2-21
UPID
US63-2321051
Jurisdiction
ONTARIO
Zoning & alternative use
HR · Canandaigua, NY
Zoning HR · permitted uses
HR · Canandaigua, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canandaigua. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
MEDICAL BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
7.7 ac
Current owner
From public records · entity-resolved
University Or Rochester
Individual
Free & Clear · 8 yrs held
Mailing address
PO BOX 270026, ROCHESTER, NY 14627-0026
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2018
$3,850,000
University Or Rochester
Canandaigua Medical Group
Deed
—
Sep 21, 2017
$500,000
University Of Rochester
Canandaigua Medical Group
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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