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Property profile & analytics
FOR LEASE
Office buildings
400 West Ave, Rochester, NY 14611
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2165814
For Lease
1 / 16
Contact for pricing
400 West Ave, Rochester, NY 14611
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Total area
153,472 SF
Lot
18.28 ac (796,277 SF)
APN
261400 120.40-1-2.004
UPID
US63-2165814
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
-
RG&E Electric Utility Company
-
ACC Business Telecommunications Service
-
Person Centered Housing Options Inc. Charitable Organization Social Service Agency
-
Action For A Better Community, Inc. Charitable Organization Social Service Agency
-
Rochester ABM Office Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
400 West Avenue LLC · 4 yrs held
400 West Avenue LLC
since 2021
Last sale
$19.3M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,900,000
Assessed 2023
Previous assessed
$3,900,000
+0.0% YoY
Assessed land
$585,000
Assessed improvement
$3,315,000
Land market value
$704,819
Improvement market value
$3,993,976
Total market value
$4,698,795
Applied tax rate
261,400.0000
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
For Lease
Year built
1940
Heating
NONE
Cooling
CENTRAL
Buildings
6
Stories
3
Total area
153,472 SF
Lot
18.28 ac (796,277 SF)
APN
261400 120.40-1-2.004
UPID
US63-2165814
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1940
Heating
NONE
Cooling
Yes
Stories
3
Buildings
6
Lot
18.28 ac
Current owner
From public records · entity-resolved
400 West Avenue LLC
Entity
Mailing address
2604 ELMWOOD AVE STE #210, ROCHESTER, NY 14618-2213
Ownership since
2021
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
Oct 13, 2021
$19,250,000
400 West Avenue LLC
The Hague Corporation
Bargain And Sale Deed
$37,000,000 · Lmf Commercial LLC
—
—
Hague Corp
—
Loan Modification, Consolidation And Extension
related
$11,500,000 · S&t Bk
—
—
Hague Corp
—
Deed Of Trust
related
$307,747 · S&t 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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