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Property profile & analytics
OFF-MARKET
Estimated value
$9,605,000
Warehouses
900 John St West Henrietta, NY 14586-9748
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US63-2997313
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Total area
137,062 SF
Lot
11.16 ac (486,130 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 175.01-1-5.1
UPID
US63-2997313
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
-
Lake Beverage Corporation Big Box & Wholesale Store Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.80M
Comparable Approach
Comparable
$10.37M
Blend (final)
Blend
$9.61M
Owner & transaction history
S & S Realty Of Rochester LLC
S & S Realty Of Rochester LLC
2 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · West Henrietta, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.6M
+112.8%
Office building
$12.4M
+69.0%
Commercial (general)
$9.9M
+35.3%
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 West Henrietta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Henrietta 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%
$12,780,000
6.5%
$11,800,000
7%
$10,955,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$7,310,000
Current use
AUTO REPAIR, GARAGE
$15,555,000
Change: +113% · Conversion: Easy
OFFICE BUILDING
$12,355,000
Change: +69% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,890,000
Change: +35% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,560,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$9.61M
Range $8.64M – $10.57M · ±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
$70 / 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
$5,638,680
Assessed 2023
Previous assessed
$6,200,000
-9.1% YoY
Assessed land
$998,800
Assessed improvement
$4,639,880
Land market value
$998,800
Improvement market value
$4,639,880
Total market value
$5,638,680
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1991
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
137,062 SF
Lot
11.16 ac (486,130 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 175.01-1-5.1
UPID
US63-2997313
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · West Henrietta, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · West Henrietta, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Henrietta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$7.3M
AUTO REPAIR, GARAGE
Est. value
$15.6M
OFFICE BUILDING
Est. value
$12.4M
COMMERCIAL (GENERAL)
Est. value
$9.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.6M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1991
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
11.16 ac
Current owner
From public records · entity-resolved
S & S Realty Of Rochester LLC
Entity
Mailing address
900 JOHN ST, WEST HENRIETTA, NY 14586-9748
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
S & S Realty Of Rochester LLC
—
Deed Of Trust
related
$900,000 · Hsbc Bank USA
—
—
S & S Realty Of Rochester LLC
—
Deed Of Trust
related
$1,750,000 · Hsbc Bank USA
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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