Entity Owned 
For Lease
$19 SF/Yr
683 Pittsford Victor Rd, Pittsford, NY 14534
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Property summary
AI-generated overview
This exceptional 2,500 square foot executive office space is located in the iconic former Bushnell's Basin Fire House at 683 Pittsford Victor Rd, Pittsford, NY 14534. Situated on the second floor, this space boasts a private entrance and elevator access. Ideal for high-end professional services, the layout includes a spacious reception area with a built-in desk, nine perimeter offices, a large (16' x 12') conference room, a full kitchen, and a bathroom with a shower. The space features hardwood, tile, and carpeted floors, abundant built-in cabinetry, and ample natural light from windows on all sides. Benefit from excellent visibility and signage, with exposure to over 20,000 vehicles daily. Ample parking is also available. This property offers a unique opportunity to establish your business in a historic building in the heart of Pittsford, right on the Erie Canal. The space can be subdivided into a 1900 sq ft and a 600 sq ft unit. Allowable uses are detailed in an attached document. The building totals 8,992 square feet and was built in 1960. The property is multi-tenant.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2008
Total area
8,992 SF
Lot
1.1 ac (47,916 SF)
Zoning code
MIXED USE
APN
264489 179.10-1-5
UPID
US63-6084741
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Nail Salon
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$846k
Blend (final)
Blend
$1.14M
Owner & transaction history
since 2017
7 recorded transactions
Zoning & alternative use
MIXED USE · Pittsford, NY
Top alternative use upside
Restaurant
$1.1M
+62.9%
Auto repair, garage
$1.0M
+57.3%
Office building
$810,000
+24.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 11 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.14M
Value range
$1.03M – $1.25M
±10% around blend
Estimated value / SF
$127 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
Income certainty
100
$1.03M
blend $1.14M
$1.25M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,992 SF
Lot area
1.1 ac
Year built
2008
Stories
2
APN
264489 179.10-1-5
Zoning
MIXED USE
Assessed value
$1,300,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.44M
@ 6.5% CAP return
$1.33M
@ 7% CAP return
$1.23M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.16M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.9 mi away · 7,066 SF
10.4 mi away · 7,557 SF
10.5 mi away · 6,700 SF
10.6 mi away · 7,561 SF
10.7 mi away · 6,516 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.14M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 694 sales
$72
+76%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $127/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+63%
vs current-use indication
Auto Repair, Garage
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$289k
Move the market yield to see immediate price impact.
Value / SF
$32
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$18k
$364k
$260k
$202k
$20k
$404k
$289k
$225k
$22k
$445k
$318k
$247k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$1.85M
6.4 mi · Apr 2026 · $249/SF
Property tax & assessments
Property tax & assessments
Assessed value
$1,300,000
Assessed 2023
Previous assessed
$1,300,000
+0.0% YoY
Assessed land
$327,000
Assessed improvement
$973,000
Land market value
$460,567
Improvement market value
$1,370,433
Total market value
$1,831,000
Applied tax rate
264,601.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
2008
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
8,992 SF
Lot
1.1 ac (47,916 SF)
Zoning code
MIXED USE
APN
264489 179.10-1-5
UPID
US63-6084741
Jurisdiction
MONROE
Zoning & alternative use
MIXED USE · Pittsford, NYZoning MIXED USE · permitted uses
MIXED USE · Pittsford, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2008
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MIXED USE
Jurisdiction
Pittsford, NY
Recorded code
MIXED USE
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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