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Property profile & analytics
OFF-MARKET
Estimated value
$6,500,000
Office buildings
400 Red Crk Dr Rochester, NY 14623-4273
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-3834439
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
40,294 SF
Lot
4.23 ac (184,164 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 175.08-1-29
UPID
US63-3834439
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
-
Mary Parkes Center for Asthma, Allergy & Pulmonary Care Medical Clinic
-
Rochester Brain & Spine Alternative Medicine Practice
-
Allen Anandarajah, MD Physician
-
University-Rochester Medical Occupational Health Service
-
Darren Tabechian, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.50M
Owner & transaction history
Vpu Rochester IV LLC · 1 yrs held
Vpu Rochester IV LLC
since 2024
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+42.7%
Auto repair, garage
$4.3M
+19.9%
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 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
$6,500,000
ML approach
$6,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,115,000
Change: +43% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,300,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$6.50M
Range $5.85M – $7.15M · ±10% · vs last sale $6.50M (Aug 13 2024)
Last sale anchor
$6.50M
Aug 13 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
$161 / 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
$3,380,000
Assessed 2023
Previous assessed
$3,380,000
+0.0% YoY
Assessed land
$440,000
Assessed improvement
$2,940,000
Land market value
$440,000
Improvement market value
$2,940,000
Total market value
$3,380,000
Applied tax rate
265,001.0000
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
2
Total area
40,294 SF
Lot
4.23 ac (184,164 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 175.08-1-29
UPID
US63-3834439
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · 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
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.3M
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
2002
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
4.23 ac
Current owner
From public records · entity-resolved
Vpu Rochester IV LLC
Entity
Mailing address
901 PO BOX 92129TH AVE STE #3300, SOUTHLAKE, TX 76092-0102
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2024
—
Vpu Rochester IV LLC
Doc Ccp Mobs LLC
Bargain And Sale Deed
$418,388,594 · Doc Dr LLC
Jan 27, 2012
—
Calkins Corp Park LLC
—
Grant Deed
related
$1,100,000 · Manufacturers Traders & Trust
Mar 3, 2011
—
Calkins Corp Park LLC
—
Deed Of Trust
related
$2,500,000 · Manufacturers Traders & Trust
Oct 14, 2004
—
County Of Monroe Indl Dev Agcy
Calkins Corporate Park LLC
Grant Deed
related
$3,300,000 · M&t Real Estate Trust
—
—
Calkins Corp Park LLC
—
Deed Of Trust
related
$2,600,000 · Manufacturers Traders & Trust
—
—
Calkins Corp Park LLC
—
Deed Of Trust
related
$1,100,000 · Manufacturers Traders & Trust
—
—
Calkins Corp Park LLC
—
Deed Of Trust
related
$100,000 · Manufacturers Traders & Trust
—
—
Calkins Corp Park LLC
—
Deed Of Trust
related
$500,000 · Manufacturers Traders & Trust
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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