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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Truck terminals
85 Silvarole Dr Rochester, NY 14623-2431
Entity Owned
6-yr Hold
Free & Clear
Property ID
US63-3959871
Property profile
Verified
Property type
Truck terminals
Use group
TRUCK TERMINAL (MOTOR FREIGHT)
Year built
2002
Total area
18,408 SF
Lot
8 ac (348,480 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 161.01-1-50.1
UPID
US63-3959871
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
-
Site Space Mobile Storage Storage Facility
-
Casella Waste Systems Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$781k
Blend (final)
Blend
$885k
Owner & transaction history
Casella Waste Mgmt Of Ny INC · 6 yrs held
Casella Waste Mgmt Of Ny INC
since 2020
Last sale
$970,000
7 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+163.8%
Medical building
$1.0M
+113.3%
Retail stores
$905,000
+88.8%
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
$895,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,265,000
Change: +164% · Conversion: Difficult
MEDICAL BUILDING
$1,025,000
Change: +113% · Conversion: Difficult
RETAIL STORES
$905,000
Change: +89% · Conversion: Difficult
OFFICE BUILDING
$900,000
Change: +87% · Conversion: Difficult
AUTO REPAIR, GARAGE
$885,000
Change: +84% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $970k (Apr 15 2020)
Last sale anchor
$970k
Apr 15 2020
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
$48 / 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
$1,220,000
Assessed 2023
Previous assessed
$920,000
+32.6% YoY
Assessed land
$472,500
Assessed improvement
$747,500
Land market value
$472,500
Improvement market value
$747,500
Total market value
$1,220,000
Applied tax rate
265,001.0000
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
Truck terminals
Use group
TRUCK TERMINAL (MOTOR FREIGHT)
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
PARTIAL
Stories
1
Total area
18,408 SF
Lot
8 ac (348,480 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 161.01-1-50.1
UPID
US63-3959871
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$905,000
OFFICE BUILDING
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$885,000
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
2002
Heating
NONE
Cooling
Yes
Stories
1
Lot
8 ac
Current owner
From public records · entity-resolved
Casella Waste Mgmt Of Ny INC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 4900, SCOTTSDALE, AZ 85261-4900
Ownership since
2020
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 15, 2020
$970,000
Casella Waste Mgmt Of Ny INC
Neil W Silvarole
Warranty Deed
—
Dec 18, 2007
$133,163
Neil W Silvarole
—
Trustees Deed
related
$50,000 · Transport Property LLC
—
—
Neil W Silvarole
—
Loan Modification
related
$1,150,000 · Robert J Sarfaty
—
—
Neil W Silvarole
—
Deed Of Trust
related
$800,000 · First Niagara Bank
—
—
Neil W Silvarole
—
Deed Of Trust
related
$2,964 · Key Bank & Trust
—
—
Neil W Silvarole
—
Deed Of Trust
related
$250,000 · Key Bank & Trust
—
—
Neil W Silvarole
—
Deed Of Trust
related
$242,874 · Robert J Sarfaty
—
—
Neil W Silvarole
—
Deed Of Trust
related
$100,000 · Key Bank & Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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