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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Office buildings
90 Linden Oaks, Rochester, NY 14625-2830
Entity Owned
20-yr Hold
Free & Clear
Property ID
US63-3767758
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1988
Total area
58,081 SF
Lot
3.97 ac (172,933 SF)
APN
264689 138.14-2-11.1
UPID
US63-3767758
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
-
Andrew Ward - Financial Advisor, Ameriprise Financial Services, LLC Financial Advisor
-
Philip Pusateri - Ameriprise Financial Services, LLC Financial Advisor
-
Alyssa Fox - Financial Advisor, Ameriprise Financial Services, LLC Financial Advisor
-
Hodgson Russ LLP Law Firm
-
Charles Sawyer - Financial Advisor, Ameriprise Financial Services, LLC Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$904k
Blend (final)
Blend
$1.38M
Owner & transaction history
90 Linden Oaks LLC · 20 yrs held
90 Linden Oaks LLC
since 2006
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±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
$24 / 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
$3,134,500
Assessed 2023
Previous assessed
$3,500,000
-10.4% YoY
Assessed land
$372,600
Assessed improvement
$2,761,900
Land market value
$517,500
Improvement market value
$3,835,972
Total market value
$4,353,472
Applied tax rate
264,601.0000
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
1988
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
58,081 SF
Lot
3.97 ac (172,933 SF)
APN
264689 138.14-2-11.1
UPID
US63-3767758
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
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
3.97 ac
Current owner
From public records · entity-resolved
90 Linden Oaks LLC
Entity
Free & Clear · 20 yrs held
Mailing address
90 LINDEN OAKS STE #200, ROCHESTER, NY 14625-2830
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2019
—
90 Linden Oaks LLC
—
Deed
related
$1,300,000 · Canandaigua Nat'l Bk&tr
Jun 2, 2017
—
90 Linden Oaks LLC
—
Deed
related
$1,200,000 · Canandaigua Nat'l Bk&tr
Jun 28, 2006
—
90 Linden Oaks LLC
Linden Place Associates
Quit Claim Deed
related
—
—
—
90 Linden Oaks LLC
—
Loan Modification
related
$1,300,000 · Canandaigua Nat'l Bk&tr
—
—
90 Linden Oaks LLC
—
Loan Modification
related
$1,200,000 · Canandaigua Nat'l Bk&tr
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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