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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Showrooms
400 Bakers Park Rochester, NY 14617-3984
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2109161
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2015
Total area
14,142 SF
Lot
1.03 ac (44,867 SF)
Zoning code
05 - COMMERCIAL
APN
263400 076.15-6-30.1
UPID
US63-2109161
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
-
Irondequoit Conference Center Conference Center Trade Show Venue
-
House of Guitars Stage at I-Square Theater & Performing Art Venue Music Venue
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
I-Scream at The Market at I-Square Grocery & Convenience Store Specialty Food Shop
-
UQ Medical Services Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.60M
CAP Approach
CAP
$2.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.60M
Owner & transaction history
Icubed LLC · 2 yrs held
Icubed LLC
since 2024
Last sale
$2.6M
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+92.3%
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
$2,600,000
ML approach
$2,600,000
CAP Approach
CAP Return
Estimation
6%
$2,865,000
6.5%
$2,645,000
7%
$2,455,000
Alternative Use
Use
Estimation
RESTAURANT
$1,795,000
Change: +92% · Conversion: Difficult
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10% · vs last sale $2.60M (Apr 17 2024)
Last sale anchor
$2.60M
Apr 17 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
$184 / 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
$1,585,000
Assessed 2023
Previous assessed
$1,218,700
+30.1% YoY
Assessed land
$256,800
Assessed improvement
$1,328,200
Land market value
$256,800
Improvement market value
$1,328,200
Total market value
$1,585,000
Applied tax rate
263,403.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2015
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
14,142 SF
Lot
1.03 ac (44,867 SF)
Zoning code
05 - COMMERCIAL
APN
263400 076.15-6-30.1
UPID
US63-2109161
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · 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
RESTAURANT
Est. value
$1.8M
RESTAURANT
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
2015
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Icubed LLC
Entity
Mailing address
2781 SAINT PAUL BLVD, ROCHESTER, NY 14617-3710
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2024
$2,600,000
Icubed LLC
I Square LLC
Lease
$2,000,000 · Genesee Regional Bank
Jan 22, 2019
—
I Square LLC
—
Deed
related
$12,306 · Genesee Regional Bank
Jun 11, 2013
—
I-square LLC
—
Deed Of Trust
related
$2,000,000 · Genesee Reg'l Bk
Aug 2, 2011
$1,200,000
I Square LLC
Morgan Titus LLC
Warranty Deed
—
Jul 25, 2011
—
Morgan Titus LLC
Morgan,robert
Quit Claim Deed
related
—
—
—
I-square LLC
—
Loan Modification
related
$2,000,000 · Genesee Reg'l 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.
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