Entity Owned 
For Lease
1 / 16
$2,500/Mo
790 Ayrault Rd, Fairport, NY 14450
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Property summary
AI-generated overview
Commercial space in Perinton is situated on the corner of Route 250 and Ayrault Rd., with frontage on these roadways. The property provides approximately 3,000 square feet configured for restricted business use, suitable for office, medical, or professional services. The interior layout includes multiple rooms, a dedicated storage room, and a kitchenette, and the space is adjacent to an existing physical therapy practice. Interior finishes and features include a stone accent wall with built-in media hookup and a newly constructed slat wall for custom displays. The property includes recent improvements such as fresh paint, vinyl plank flooring, and LED lighting, and it can be accommodated for custom build-out as needed.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1995
Total area
9,072 SF
Lot
1.26 ac (54,886 SF)
Zoning code
RESTRC BUS
APN
264489 166.09-2-8.1
UPID
US63-2592188
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
-
Gym & Fitness Center
-
Alternative Medicine Practice
-
Alternative Medicine Practice
-
Nightclub Music Venue
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
$861k
Blend (final)
Blend
$905k
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
RESTRC BUS · Fairport, NY
Top alternative use upside
Restaurant
$1.1M
+30.4%
Auto repair, garage
$1.0M
+25.9%
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 9 comparables with addresses
4 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
$905k
Value range
$815k – $996k
±10% around blend
Estimated value / SF
$100 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
90
Income certainty
100
$815k
blend $905k
$996k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,072 SF
Lot area
1.26 ac
Year built
1995
Stories
1
APN
264489 166.09-2-8.1
Zoning
RESTRC BUS
Assessed value
$820,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.12M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.22M
@ 6.5% CAP return
$1.12M
@ 7% CAP return
$1.04M
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
$905k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.3 mi away · 8,076 SF
10.8 mi away · 9,650 SF
13.8 mi away · 10,880 SF
14.0 mi away · 11,700 SF
14.3 mi away · 9,904 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$905k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
+11%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $100/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
+30%
vs current-use indication
Auto Repair, Garage
Office Building · current use
Commercial (general)
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 · 9 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$323k
Move the market yield to see immediate price impact.
Value / SF
$36
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%
$20k
$407k
$290k
$226k
$23k
$452k
$323k
$251k
$25k
$497k
$355k
$276k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$1.30M
7.1 mi · Dec 2025 · $151/SF
Property tax & assessments
Property tax & assessments
Assessed value
$820,000
Assessed 2023
Previous assessed
$820,000
+0.0% YoY
Assessed land
$246,800
Assessed improvement
$573,200
Land market value
$347,597
Improvement market value
$807,303
Total market value
$1,154,900
Applied tax rate
264,401.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Lease
Year built
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
9,072 SF
Lot
1.26 ac (54,886 SF)
Zoning code
RESTRC BUS
APN
264489 166.09-2-8.1
UPID
US63-2592188
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Fairport, NYZoning RESTRC BUS · permitted uses
RESTRC BUS · Fairport, 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
1995
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RESTRC BUS
Jurisdiction
Fairport, NY
Recorded code
RESTRC BUS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RESTRC BUS in Fairport, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
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
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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