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    Property profile & analytics

    445 Commercial St East Rochester, NY 14445-2277

    • Office buildings
    • 23,916 SF
    • 2.90 lot acres
    OFF-MARKET
    Value Estimations
    $670,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0961296
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Rochester School of Fitness / Gym & Fitness Center
    • USA Ninja Challenge / Gym & Fitness Center
    • Occupational Therapy-Rochester / Physician
    • Cardtronics ATM / Atm
    • The Fitness Initiative / Charitable Organization / Social Service Agency

    Property Details for 445 Commercial St

    Year built
    1974
    Lot size
    2.90 lot acres
    Property size
    23,916 SF
    Zone code
    07 - MIXED
    Property type
    Office buildings
    APN
    265801 138.75-1-15
    APU
    26580113875115

    Description

    This exceptional investment opportunity presents a portfolio of two commercial buildings totaling 31,385 square feet situated on a 2.9-acre lot in East Rochester, New York. The property, located at 445 W Commercial St, features a Class B office complex with five units suitable for various uses, including executive, medical, and traditional office spaces. Built in 1974, the buildings currently house a diverse tenant mix including DaVita Dialysis, Rochester School of Fitness, and DCS Print Services. The asking price for this owner-user investment is $2,300,000, translating to a price per square foot of $73.28. The portfolio also includes a land lease for a Tim Hortons location at 447 W Commercial St. This strategically located property benefits from convenient access to I-490 and St. John Fisher University, ensuring high visibility and strong tenant demand. The property's size and diverse tenant base offer significant potential for future growth and income generation. Detailed financial information and property specifics are available upon request after execution of a non-disclosure agreement and buyer registration.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $485,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $467,000
      Market price range: $436k - $1.97M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    East Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.4952
    Latitude
    43.1168
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $289,000
    $461,000
    $750,000
    -
    $407,028
    $649,272
    $1,056,300

    Comparable in this City

    • Value Estimation
      $6,040,000
      52,732 SF

      317 Main St

      OFFICE BUILDING • 52,732 SF
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    • Value Estimation by Request
      1,938 SF

      311 Washington St

      OFFICE BUILDING • 1,938 SF
      311 Washington St, East Rochester, NY 14445-2135
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    • Value Estimation by Request
      9,742 SF

      350 Commercial St

      OFFICE BUILDING • 9,742 SF
      350 Commercial St, East Rochester, NY 14445-2275
      View Details
    • Value Estimation by Request
      10,800 SF

      320 Washington St

      OFFICE BUILDING • 10,800 SF
      320 Washington St, East Rochester, NY 14445
      View Details
    • Value Estimation by Request
      1,310 SF

      317 Main St

      OFFICE BUILDING • 1,310 SF
      317 Main St, East Rochester, NY 14445-1727
      View Details
    • Value Estimation by Request
      375 SF

      317 Main St

      OFFICE BUILDING • 375 SF
      317 Main St, East Rochester, NY 14445-1727
      View Details

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    445 Commercial St
    East Rochester, NY 14445-2277
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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