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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Warehouses
620 Ss Ave, Rochester, NY 14620-1316
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0236656
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1940
Total area
11,100 SF
Lot
0.2 ac (8,700 SF)
APN
261400 121.64-2-55
UPID
US63-0236656
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
-
Architectural Products Co Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
Vangellow Realty Group LLC · 2 yrs held
Vangellow Realty Group LLC
since 2024
Last sale
$740,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+112.3%
Commercial (general)
$1.1M
+101.4%
Office building
$920,000
+64.6%
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
$740,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$560,000
Current use
AUTO REPAIR, GARAGE
$1,185,000
Change: +112% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,125,000
Change: +101% · Conversion: Difficult
OFFICE BUILDING
$920,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: +38% · Conversion: Moderate
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $740k (Apr 5 2024)
Last sale anchor
$740k
Apr 5 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
$67 / 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
$175,000
Assessed 2023
Previous assessed
$175,000
+0.0% YoY
Assessed land
$42,400
Assessed improvement
$132,600
Land market value
$51,084
Improvement market value
$159,759
Total market value
$210,843
Applied tax rate
261,400.0000
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
1940
Heating
NONE
Stories
2
Total area
11,100 SF
Lot
0.2 ac (8,700 SF)
APN
261400 121.64-2-55
UPID
US63-0236656
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
WAREHOUSE, STORAGE Current
Est. value
$560,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$920,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$765,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1940
Heating
NONE
Stories
2
Lot
0.2 ac
Current owner
From public records · entity-resolved
Vangellow Realty Group LLC
Entity
Mailing address
565 BLOSSOM RD, ROCHESTER, NY 14610-1859
Ownership since
2024
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
Apr 5, 2024
$740,000
Vangellow Realty Group LLC
South Ave 620 LLC
Warranty Deed
—
Feb 10, 2023
—
South Ave 620 LLC
620 South Avenue LLC
Correction Deed
related
—
Sep 30, 2022
—
Sotuh Avenue 620 LLC
620 South Avenue LLC
Intrafamily Transfer
related
$470,000 · Webster Capital LLC
Feb 15, 2013
$175,000
620 South Avenue LLC
Pinnacle Printers INC
Warranty Deed
$125,000 · Paul Usdane
Mar 15, 2004
$150,000
Pinnacle Printers INC
Gardner,thomas C
Warranty Deed
$140,000 · Thomas C Gardner
—
—
Paul Usdane
—
Deed Of Trust
related
$94,660 · Gardner Thomas C Trust (pt)
—
—
620 South Avenue LLC
—
Deed Of Trust
related
$290,000 · New York Business Dev Corp
—
—
620 South Avenue LLC
—
Deed Of Trust
related
$50,000 · New York Business Dev Corp
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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