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Property profile & analytics
FOR SALE
Medical Office Space
465 Westfall Rd Rochester, NY 14620
Individually Owned
2-yr Hold
Free & Clear
Property ID
US63-2157171
For Sale
1 / 3
$3,725,000
465 Westfall Rd, Rochester, NY 14620
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
1996
Total area
46,570 SF
Lot
5.02 ac (218,671 SF)
Zoning code
05 - COMMERCIAL
APN
262000 136.18-1-4
UPID
US63-2157171
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. Donald Banzhaf, MD Physician
-
Amy Enderle Physician
-
Dr. Rufus J. Timberlake, MD Geriatric Care Provider
-
Jablonski Raymond G Foster Care Service Social Service Agency
-
Lee Vento Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.22M
Owner & transaction history
Daystar For Medically Fragile Child · 2 yrs held
Daystar For Medically Fragile Child
since 2023
Last sale
$3.1M
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.0M
+52.7%
Restaurant
$3.8M
+46.2%
Commercial (general)
$3.5M
+34.6%
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
Method
Estimation
Statistic approach
$3,240,000
ML approach
$3,420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,590,000
Current use
AUTO REPAIR, GARAGE
$3,950,000
Change: +53% · Conversion: Difficult
RESTAURANT
$3,785,000
Change: +46% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,485,000
Change: +35% · Conversion: Easy
RETAIL STORES
$2,290,000
Change: -12% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,220,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.22M
Range $2.89M – $3.54M · ±10% · vs last sale $3.10M (Dec 15 2023)
Last sale anchor
$3.10M
Dec 15 2023
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
$69 / 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
$1,519,000
Assessed 2023
Previous assessed
$1,519,000
+0.0% YoY
Assessed land
$863,200
Assessed improvement
$655,800
Land market value
$1,233,143
Improvement market value
$936,857
Total market value
$2,170,000
Applied tax rate
262,001.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
For Sale
Year built
1996
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
46,570 SF
Lot
5.02 ac (218,671 SF)
Zoning code
05 - COMMERCIAL
APN
262000 136.18-1-4
UPID
US63-2157171
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RESTAURANT
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.2M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
1996
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.02 ac
Current owner
From public records · entity-resolved
Daystar For Medically Fragile Child
Individual
Free & Clear · 2 yrs held
Mailing address
900 RDG RD STE A, MUNSTER, IN 46321-1726
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2023
$3,100,000
Daystar For Medically Fragile Child
Va Venture Rochester LLC
Bargain And Sale 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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