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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Office buildings
500 Kreag Rd, Pittsford, NY 14534-3705
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-3649223
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
7,520 SF
Lot
2.77 ac (120,661 SF)
Zoning code
RES A
APN
264489 179.07-2-33.1
UPID
US63-3649223
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
-
Mark Parsons Physician
-
Mark Russell Parsons Physician
-
Lydia Pickrell Physician
-
Craig Frederick Willoth Physician
-
Kimberly Heiligman Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$945k
Owner & transaction history
Grhs Foundation INC · 6 yrs held
Grhs Foundation INC
since 2019
7 recorded transactions
Zoning & alternative use
RES A · Pittsford, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$885,000
+30.4%
Auto repair, garage
$855,000
+25.9%
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 Pittsford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsford 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%
$1,005,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$680,000
Current use
RESTAURANT
$885,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$855,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10%
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
$126 / 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
$1,961,200
Assessed 2023
Previous assessed
$1,961,200
+0.0% YoY
Assessed land
$440,300
Assessed improvement
$1,520,900
Land market value
$620,151
Improvement market value
$2,142,149
Total market value
$2,762,300
Applied tax rate
264,601.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
7,520 SF
Lot
2.77 ac (120,661 SF)
Zoning code
RES A
APN
264489 179.07-2-33.1
UPID
US63-3649223
Jurisdiction
MONROE
Zoning & alternative use
RES A · Pittsford, NY
Zoning RES A · permitted uses
RES A · Pittsford, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pittsford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$680,000
RESTAURANT
Est. value
$885,000
AUTO REPAIR, GARAGE
Est. value
$855,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.77 ac
Current owner
From public records · entity-resolved
Grhs Foundation INC
Entity
Mailing address
1425 PORTLAND AVE #140, ROCHESTER, NY 14621-3011
Ownership since
2019
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
Jul 29, 2022
—
Grhs Foundation INC
—
Deed
related
$35,483,287 · M & T Bank
Jul 28, 2022
—
Grus Foundation INC
—
Deed
related
$201,169 · M & T Bank
Dec 31, 2019
—
Grhs Foundation INC
—
Deed
related
$9,105,000 · M&t Bk
Sep 4, 2019
$2,016,000
Grhs Foundation INC
Kreag Road Associates LLC
Grant Deed
—
Nov 3, 2008
$42,500
Kreag Road Associates LLC
Reed,ronald R
Quit Claim Deed
related
—
—
—
Kreag Road Associates LLC
—
Deed Of Trust
related
$1,725,000 · Manufacturers Traders & Trust
—
—
Grhs Foundation INC
—
Deed Of Trust
related
$9,105,000 · M&t Bk
—
—
Kreag Road Associates LLC
—
Deed Of Trust
related
$500,000 · M&t Bk
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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