448 White Spruce Blvd Rochester, NY 14623
Office buildings
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Individually Owned
4-yr Hold
Free & Clear
For Sale
1 / 14
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448 White Spruce Blvd, Rochester, NY 14623
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Estimated value (blended)
$225k
Range $203k – $248k (±10%)
Property ID
US63-2679206
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1986
Total area
1,365 SF
Lot
0.18 ac (7,841 SF)
Zoning code
05 - COMMERCIAL
APN
262000 149.09-1-5.331
UPID
US63-2679206
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician Medical Clinic
-
Medical Clinic
-
Counselor Service Establishment
-
Physician Medical Clinic
-
Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$225k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$225k
Owner & transaction history
since 2022
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$225k
Value range
$203k – $248k
±10% around blend
Estimated value / SF
$165 / SF
Confidence
None
2 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
20
Income certainty
100
$203k
blend $225k
$248k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,365 SF
Lot area
0.18 ac
Year built
1986
Stories
1
APN
262000 149.09-1-5.331
Assessed value
$177,800
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$225k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$89
+85%
Submarket 150 sales
$83
+99%
County 205 sales
$90
+83%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $165/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 2 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
9.13%
Selected cap rate for this office buildings
Derived from the Rochester market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.13%
9.0%
NOI (est.)
$20k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$215k
Move the market yield to see immediate price impact.
Value / SF
$158
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.63%9.13%9.63%
$18k
$205k
$194k
$183k
$20k
$227k
$215k
$204k
$22k
$250k
$237k
$224k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
2 found
None confidence · county-verified
Property tax & assessments
Property tax & assessments
Assessed value
$177,800
Assessed 2023
Previous assessed
$177,800
+0.0% YoY
Assessed land
$70,400
Assessed improvement
$107,400
Land market value
$100,571
Improvement market value
$153,429
Total market value
$254,000
Applied tax rate
265,001.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
1,365 SF
Lot
0.18 ac (7,841 SF)
Zoning code
05 - COMMERCIAL
APN
262000 149.09-1-5.331
UPID
US63-2679206
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Rochester, NY
Recorded code
05 - COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 05 - COMMERCIAL in Rochester, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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