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Property profile & analytics
OFF-MARKET
Estimated value
$22,185,000
Warehouses
375 Paragon Dr, Rochester, NY 14624
Entity Owned
Free & Clear
Property ID
US63-1429740
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2021
Total area
280,300 SF
Lot
71.39 ac (3,109,748 SF)
Zoning code
LI
APN
263889 102.04-3-2.11
UPID
US63-1429740
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.26M
Blend (final)
Blend
$22.19M
Owner & transaction history
USRE ROCHESTER, LLC
USRE ROCHESTER, LLC
Zoning & alternative use
LI · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$35.6M
+152.7%
Auto repair, garage
$29.9M
+112.3%
Office building
$23.2M
+64.6%
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
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
WAREHOUSE, STORAGE
$14,080,000
Current use
RESTAURANT
$35,580,000
Change: +153% · Conversion: Difficult
AUTO REPAIR, GARAGE
$29,895,000
Change: +112% · Conversion: Easy
OFFICE BUILDING
$23,170,000
Change: +65% · Conversion: Difficult
COMMERCIAL (GENERAL)
$22,535,000
Change: +60% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,375,000
Change: +38% · Conversion: Moderate
Blend value · Realmo final
$22.19M
Range $19.97M – $24.40M · ±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
$79 / 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
$22,500,000
Assessed 2023
Previous assessed
$17,250,000
+30.4% YoY
Assessed land
$1,500,000
Assessed improvement
$21,000,000
Land market value
$2,173,913
Improvement market value
$30,434,787
Total market value
$32,608,700
Applied tax rate
263,801.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2021
Cooling
CENTRAL
Stories
1
Total area
280,300 SF
Lot
71.39 ac (3,109,748 SF)
Zoning code
LI
APN
263889 102.04-3-2.11
UPID
US63-1429740
Jurisdiction
MONROE
Zoning & alternative use
LI · Rochester, NY
Zoning LI · permitted uses
LI · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$14.1M
RESTAURANT
Est. value
$35.6M
AUTO REPAIR, GARAGE
Est. value
$29.9M
OFFICE BUILDING
Est. value
$23.2M
COMMERCIAL (GENERAL)
Est. value
$22.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.4M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2021
Cooling
Yes
Stories
1
Lot
71.39 ac
Current owner
From public records · entity-resolved
USRE ROCHESTER, LLC
Entity
Free & Clear · 0 yrs held
Mailing address
9830 COLONNADE BLVD STE #600, SAN ANTONIO, TX 78230-2209
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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