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Property profile & analytics
OFF-MARKET
Estimated value
$5,325,000
Office buildings
360 Ee Ave Rochester, NY 14604-2638
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-5515183
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Total area
35,100 SF
Lot
0.27 ac (11,940 SF)
APN
261400 121.26-1-44
UPID
US63-5515183
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
-
Huther Doyle Counselor Consultant
-
Mayra Rodriguez Beltran, RPAC Physician
-
Dr. Basya Herbert Pediatrician Physician
-
Olinda J. Ford, LMSW Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.33M
Owner & transaction history
Flg East And A LLC · 1 yrs held
Flg East And A LLC
since 2024
Last sale
$5.3M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.0M
+108.4%
Restaurant
$4.5M
+53.6%
Auto repair, garage
$3.7M
+29.0%
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
Method
Estimation
Statistic approach
$5,325,000
ML approach
$5,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,045,000
Change: +108% · Conversion: Easy
RESTAURANT
$4,455,000
Change: +54% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,745,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$5.33M
Range $4.79M – $5.86M · ±10% · vs last sale $5.33M (Aug 23 2024)
Last sale anchor
$5.33M
Aug 23 2024
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
$152 / 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
$947,700
Assessed 2023
Previous assessed
$947,700
+0.0% YoY
Assessed land
$50,000
Assessed improvement
$897,700
Land market value
$60,241
Improvement market value
$1,081,566
Total market value
$1,141,807
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Heating
NONE
Cooling
CENTRAL
Stories
3
Total area
35,100 SF
Lot
0.27 ac (11,940 SF)
APN
261400 121.26-1-44
UPID
US63-5515183
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$6.0M
RESTAURANT
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$3.7M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1920
Heating
NONE
Cooling
Yes
Stories
3
Lot
0.27 ac
Current owner
From public records · entity-resolved
Flg East And A LLC
Entity
Mailing address
335 ALEXANDER ST #5, ROCHESTER, NY 14607-1401
Ownership since
2024
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
Aug 23, 2024
$5,325,000
Flg East And A LLC
Gv Rochester Mixed Use Holdings LLC
Deed
$3,900,000 · Esl FCU
Sep 15, 2023
$8,300,000
Gv Rochester Mixed Use Holdings LLC
Louis Masaschi
Referee's Deed - Used To Transfer Property Pursuant To A Foreclosure Sale In New York Counties
related
—
Aug 5, 2019
—
East Of Alexander Holdings LLC
Fitch Building LLC
Grant Deed
related
$1,275,187 · M360 Cmnty Dev Fund LLC
Sep 23, 2005
$2,181,000
Fitch Building LLC
Central City Properties LLC
Warranty Deed
$340,831 · Countrywide Com'l R E Fin
—
—
Fitch Building LLC
—
Loan Modification
related
$4,200,000 · Northwest Svgs Bk
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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