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    Property profile & analytics

    3740 West Henrietta Rd Rochester, NY 14623

    • Office buildings
    • 3,242 SF
    • 0.64 lot acres
    For Sale
    View listing
    $1,250,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1855547
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Craig Brown - GEICO Insurance Agent / Auto Insurance Agency / Home Insurance Agency
    • Crownwearin / Store

    Property Details for 3740 West Henrietta Rd

    Year built
    1980
    Lot size
    0.64 lot acres
    Property size
    3,242 SF
    Zone code
    05 - COMMERCIAL
    Property type
    Office buildings
    APN
    263200 161.15-1-12
    APU
    26320016115112

    Description

    This exceptional investment opportunity presents a fully operational cannabis dispensary in Rochester, NY. Located at 3740 W Henrietta Rd, this 3,852 square foot property is priced at $950,000, which includes a Class 5 Cannabis Retailer License, all necessary local and state approvals, land use entitlements, and a long-term lease for $9,300 per month (NNN). The property boasts a convenient drive-thru for customer convenience. Situated in a high-traffic area with over 13,000 daily vehicles passing by, and serving a 5-mile population of 164,233, this location offers significant market potential. The lease includes a 5-year term with three 5-year renewal options and a 2% annual rent escalation. This turnkey operation is ready for immediate revenue generation, capitalizing on the growing demand for cannabis products in Rochester's thriving market. The property's strong location, established license, and favorable lease terms make this an exceptional investment opportunity for experienced cannabis entrepreneurs. The asking price reflects the value of the license, approvals, entitlements, and the real estate lease.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $230,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $262,000
      Market price range: $43.7k - $262k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $290,000
      Current use
      AUTO REPAIR, GARAGE
      $345,000
      Change: +20% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $310,000
      Change: +7% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.6405
    Latitude
    43.0793
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $228,000
    $222,000
    $450,000
    -
    $228,000
    $222,000
    $450,000

    Comparable in this City

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      76,600 SF

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      OFFICE BUILDING • 76,600 SF
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      View Details
    • Value Estimation
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      51,643 SF

      2620 Henrietta Rd

      OFFICE BUILDING • 51,643 SF
      2620 Henrietta Rd, Rochester, NY 14623-2328
      View Details
    • Value Estimation
      $285,000
      15,579 SF

      71 Goodway S Dr

      OFFICE BUILDING • 15,579 SF
      71 Goodway S Dr, Rochester, NY 14623-3018
      View Details
    • Value Estimation
      $385,000
      20,544 SF

      2250 Brighton Henrietta Town Line Rd

      OFFICE BUILDING • 20,544 SF
      2250 Brighton Henrietta Town Line Rd, Rochester, NY 14623-2706
      View Details
    • Value Estimation
      $545,000
      34,033 SF

      70 Metro Park

      OFFICE BUILDING • 34,033 SF
      70 Metro Park, Rochester, NY 14623-2608
      View Details
    • Value Estimation
      $320,000
      6,019 SF

      300 Metro Park

      OFFICE BUILDING • 6,019 SF
      300 Metro Park, Rochester, NY 14623-2614
      View Details

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    Similar Nearby for Lease

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      Stand-alone building with lab and office spaces, immediate occupancy.
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      Flex space in a campus-style business park available for rent.
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      Retail/Office Space Near RIT Campus

      Endcap and inline spaces for lease near Rochester Institute Technology.
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    Rochester, NY 14623
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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