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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Warehouses
465 Commercial St, East Rochester, NY 14445-2201
Entity Owned
6-yr Hold
Free & Clear
Property ID
US63-0084340
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1930
Total area
46,508 SF
Lot
2.1 ac (91,476 SF)
Zoning code
07 - MIXED
APN
265801 138.75-1-12
UPID
US63-0084340
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
-
Scott D. Coon, DC Alternative Medicine Practice
-
Advanced Massage Center Physician
-
SEO Rank Smart Advertising Agency Marketing & Advertising
-
Que Fitness World: Health & Wellness LLC Gym & Fitness Center
-
Jazzercise East Rochester Fitness Center Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$875k
Owner & transaction history
E & J Elite Properties LLC · 6 yrs held
E & J Elite Properties LLC
since 2020
Last sale
$761,250
6 recorded transactions
Zoning & alternative use
07 - MIXED · East Rochester, NY
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 East Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
$805,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$875k
Range $788k – $963k · ±10% · vs last sale $761k (Jun 16 2020)
Last sale anchor
$761k
Jun 16 2020
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
$19 / 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
$810,000
Assessed 2023
Previous assessed
$810,000
+0.0% YoY
Assessed land
$168,000
Assessed improvement
$642,000
Land market value
$236,610
Improvement market value
$904,190
Total market value
$1,140,800
Applied tax rate
264,413.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1930
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
46,508 SF
Lot
2.1 ac (91,476 SF)
Zoning code
07 - MIXED
APN
265801 138.75-1-12
UPID
US63-0084340
Jurisdiction
MONROE
Zoning & alternative use
07 - MIXED · East Rochester, NY
Zoning 07 - MIXED · permitted uses
07 - MIXED · East Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Rochester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1930
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.1 ac
Current owner
From public records · entity-resolved
E & J Elite Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
465 W COMMERCIAL ST, EAST ROCHESTER, NY 14445-2201
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2024
—
E & J Elite Properties LLC
—
Deed
related
$750,000 · The Canandaigua National Bank & Trust Co
Aug 16, 2021
—
E & J Elite Properties LLC
—
Deed
related
$1,600,000 · Evans Bank NA
Jun 16, 2020
$761,250
E & J Elite Properties LLC
Fargo Bk NA 2007-c5 Wells
Grant Deed
—
May 25, 2018
$1,300,000
Wells Fargo Bk NA 2007-c5 Tr
Referee Of Monroe County|encore Prop Mgmt Of Wstn
Trustees Deed
related
—
Aug 1, 2007
—
Encore Prop Mgmt Of Wstn New York
Encore Props Of Rochester LLC
Quit Claim Deed
related
—
Feb 3, 2006
$11,500,000
Platinum Dev & Mgmt Group Of Roch
Perticone Family
Warranty Deed
—
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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