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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Office buildings
470 Long Pond Rd Rochester, NY 14612-3057
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-1444754
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1999
Total area
25,000 SF
Lot
2.58 ac (112,385 SF)
APN
262800 045.01-1-6.101
UPID
US63-1444754
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
-
Ward, Schmerbeck, & Billig CPA's Accounting Firm Tax Preparation
-
Matthew Alexander Stevens Pediatrician Medical Clinic
-
Ms. Verniece Wilson Physician
-
Briggs Barbara Employment Agency
-
Dawn Rugelis Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.45M
Owner & transaction history
Marvin Ventures LLC
Marvin Ventures LLC
since 2026
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,065,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,730,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10% · vs last sale $1.50M (Dec 27 2024)
Last sale anchor
$1.50M
Dec 27 2024
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
$58 / 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
$2,228,200
Assessed 2023
Previous assessed
$1,500,000
+48.5% YoY
Assessed land
$333,100
Assessed improvement
$1,895,100
Land market value
$387,326
Improvement market value
$2,203,604
Total market value
$2,590,930
Applied tax rate
262,801.0000
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
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
25,000 SF
Lot
2.58 ac (112,385 SF)
APN
262800 045.01-1-6.101
UPID
US63-1444754
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.58 ac
Current owner
From public records · entity-resolved
Marvin Ventures LLC
Entity
Mailing address
2600 S DOUGLAS RD STE #901, CORAL GABLES, FL 33134-6149
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2026
—
Marvin Ventures LLC
470 Long Pond LLC
Deed
related
$1,000,000 · Citizens Bank NA
Mar 27, 2025
$1,500,317
470 Long Pond LLC
Long Pond Center Holdings LLC
Bargain & Sale Deed
$750,000 · Long Pond Center Holdings LLC
Nov 16, 2023
$1,481,000
Long Pond Center Holdings LLC
Sdo Fund II D40 LLC
Deed
—
Nov 30, 2018
—
Sdo Fund II D40 LLC
—
Deed
related
$788,505 · Northeast Bank
Jul 19, 2018
—
Sdo Fund II D40 LLC
Long Pond Property LLC
Deed In Lieu Of Foreclosure
related
—
Dec 14, 2006
$2,250,000
Long Pond Property LLC
Long Pond Prof Center LLC
Warranty Deed
related
$410,976 · S & T Bank
—
—
Sdo Fund II D40 LLC
—
Deed Of Trust
related
$788,505 · Northeast Bk
—
—
Long Pond Property LLC
—
Deed Of Trust
related
$1,411,255 · * Other Institutional Lenders
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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