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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Office buildings
421 Penbrooke Dr 481 Penfield, NY 14526-2045
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US63-3833562
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2007
Total area
7,812 SF
Lot
6.07 ac (264,409 SF)
Zoning code
BN-R
APN
264200 140.01-1-1.111
UPID
US63-3833562
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
-
Dr. Joe Manza Physician
-
Ameele Chiropractic Alternative Medicine Practice
-
World Wide Golf Development, Ltd Construction Professional Services
-
Mindful Medicine Rochester Medical Clinic Alternative Medicine Practice
-
Doodle Bugs! - Rochester Office Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$965k
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$950k
Owner & transaction history
North Forest Properties 3 LLC · 19 yrs held
North Forest Properties 3 LLC
since 2007
5 recorded transactions
Zoning & alternative use
BN-R · Penfield, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$920,000
+30.4%
Auto repair, garage
$885,000
+25.9%
Commercial (general)
$810,000
+15.3%
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 Penfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Penfield 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%
$1,045,000
6.5%
$965,000
7%
$895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$705,000
Current use
RESTAURANT
$920,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$885,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$810,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$122 / 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
$4,285,000
Assessed 2023
Previous assessed
$4,285,000
+0.0% YoY
Assessed land
$902,300
Assessed improvement
$3,382,700
Land market value
$959,891
Improvement market value
$3,598,609
Total market value
$4,558,500
Applied tax rate
264,201.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2007
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
7,812 SF
Lot
6.07 ac (264,409 SF)
Zoning code
BN-R
APN
264200 140.01-1-1.111
UPID
US63-3833562
Jurisdiction
MONROE
Zoning & alternative use
BN-R · Penfield, NY
Zoning BN-R · permitted uses
BN-R · Penfield, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Penfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$705,000
RESTAURANT
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$810,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2007
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
6.07 ac
Current owner
From public records · entity-resolved
North Forest Properties 3 LLC
Entity
Mailing address
2829 WEHRLE DR STE #1, WILLIAMSVILLE, NY 14221-7387
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2022
—
North Forest Properties 3 LLC
—
Deed
related
$4,199,346 · Minnesota Life Insurance Company
Feb 12, 2007
$537,600
North Forest Properties 3 LLC
Seeler,william F
Warranty Deed
—
—
—
County Of Monroe Indl Dev Agcy
—
Deed Of Trust
related
$1,200,000 · Standard Insurance Co
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$650,000 · Standard Insurance Co
—
—
North Forest Properties 3 LLC
—
Deed Of Trust
related
$1,400,000 · Standard Insurance Co
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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