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Property profile & analytics
OFF-MARKET
Estimated value
$11,570,000
Office buildings
370 Woodcliff Dr, Fairport, NY 14450-4235
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-6116878
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
107,120 SF
Lot
9.01 ac (392,476 SF)
Zoning code
INDUSTRIAL
APN
264489 193.02-3-10.111
UPID
US63-6116878
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
-
IP.com (Bike/Boat/Book/etc) Store Corporate Office
-
TraceLink Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
Edward Jones - Financial Advisor: Christian Reynolds Financial Advisor
-
Lorraine's At Woodcliff Cafe & Coffee Shop
-
Cushman & Wakefield/Pyramid Brokerage Company - Rochester Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.24M
Comparable Approach
Comparable
$11.55M
Blend (final)
Blend
$11.57M
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
Top alternative use upside
Restaurant
$12.6M
+30.4%
Auto repair, garage
$12.2M
+25.9%
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%
$14,335,000
6.5%
$13,235,000
7%
$12,290,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,655,000
Current use
RESTAURANT
$12,590,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,160,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,730,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$11.57M
Range $10.41M – $12.73M · ±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
$108 / 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
$11,000,000
Assessed 2023
Previous assessed
$11,000,000
+0.0% YoY
Assessed land
$1,128,600
Assessed improvement
$9,871,400
Land market value
$1,589,582
Improvement market value
$13,903,418
Total market value
$15,493,000
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
Off-Market
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
107,120 SF
Lot
9.01 ac (392,476 SF)
Zoning code
INDUSTRIAL
APN
264489 193.02-3-10.111
UPID
US63-6116878
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
$9.7M
RESTAURANT
Est. value
$12.6M
AUTO REPAIR, GARAGE
Est. value
$12.2M
COMMERCIAL (GENERAL)
Est. value
$7.7M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2002
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
9.01 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
$17,779,321
Hub Properties Trust
Widewaters Woodcliff Vi 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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