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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office buildings
815 Ayrault Rd, Fairport, NY 14450-8962
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US63-1014786
Property summary
AI-generated overview
This two-story, 7,000 square foot Class B office building, constructed in 1983, offers multiple suites for lease in the desirable Fairport, New York area. Located at 815 Ayrault Road, Monroe County, the building boasts excellent visibility from the road and a large parking area, ensuring convenient access for clients, patients, and employees. The property is situated just 400 feet from the intersection of Ayrault and Moseley Roads, providing easy accessibility. Available spaces range from 900 to 1,100 square feet and cater to various needs. One suite is a fully built-out dental office, complete with a reception/waiting area and a dedicated dental lab. Another suite is currently under construction as a medical/professional office, featuring a reception/waiting area and individual offices
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1983
Total area
8,000 SF
Lot
1 ac (43,560 SF)
Zoning code
RESTRC BUS
APN
264489 166.13-1-24.2
UPID
US63-1014786
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
-
Perinton Chiropractic Alternative Medicine Practice
-
Michael Swann, DC Alternative Medicine Practice
-
Dr. John W. Lepore, DDS Dental Office
-
The Practice of Drs. Joseph & Anthony Loverdi Dental Office
-
Legacy Dental Laboratory Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$710k
Blend (final)
Blend
$650k
Owner & transaction history
815 Ayrault Road Holdings LLC · 15 yrs held
815 Ayrault Road Holdings LLC
since 2010
1 recorded transaction
Zoning & alternative use
RESTRC BUS · Fairport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$940,000
+30.4%
Auto repair, garage
$910,000
+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 Fairport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairport 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
$720,000
Current use
RESTAURANT
$940,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$910,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$575,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$81 / 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
$676,900
Assessed 2023
Previous assessed
$676,900
+0.0% YoY
Assessed land
$200,000
Assessed improvement
$476,900
Land market value
$281,696
Improvement market value
$671,704
Total market value
$953,400
Applied tax rate
264,401.0000
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
1983
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
8,000 SF
Lot
1 ac (43,560 SF)
Zoning code
RESTRC BUS
APN
264489 166.13-1-24.2
UPID
US63-1014786
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Fairport, NY
Zoning RESTRC BUS · permitted uses
RESTRC BUS · Fairport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$720,000
RESTAURANT
Est. value
$940,000
AUTO REPAIR, GARAGE
Est. value
$910,000
COMMERCIAL (GENERAL)
Est. value
$575,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1983
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1 ac
Current owner
From public records · entity-resolved
815 Ayrault Road Holdings LLC
Entity
Mailing address
815 AYRAULT RD, FAIRPORT, NY 14450-8962
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2010
$700,000
815 Ayrault Road Holdings LLC
Anthony W Loverdi
Warranty Deed
$575,000 · Manufacturers & Traders Trust Co
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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