Entity Owned 
For Sale
$12,665,000
99 Garnsey Rd, Pittsford, NY 14534
View Listing →
Property summary
AI-generated overview
This exceptional Class A executive office space in Pittsford, Monroe County, offers 25,500 square feet of immediately available space within a larger 156,904 square foot building. The property boasts a desirable campus-like setting and is conveniently located in the Pittsford submarket. The space is highly adaptable and can be subdivided to meet specific tenant needs; in-house architectural design and test-fit services are provided at no additional cost. Amenities include a shared full-service cafeteria with advanced audio/visual capabilities, on-site hiking trails, and nearby conveniences. The building features two dock doors, dual fiber services, and 24/7 managed security. Parking is ample, with a 5:1000 ratio. A significant portion of the building is under long-term lease (up to thirteen years remaining), indicating strong market demand and stability. The building is equipped with a 15 KVA diesel generator for reliable power. The available space offers a mix of open areas, private offices, and meeting rooms, providing flexibility for various business configurations. This is a rare opportunity to secure prime office space in a highly sought-after location.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Total area
101,804 SF
Lot
26.13 ac (1,138,223 SF)
Zoning code
RESTRC BUS
APN
264489 179.04-1-5
UPID
US63-0430165
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
-
Insurance Agency
-
Factory Production Facility
-
Law Firm
-
Law Firm
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.58M
Comparable Approach
Comparable
$14.01M
Blend (final)
Blend
$12.67M
Owner & transaction history
since 2017
1 recorded transaction
Zoning & alternative use
RESTRC BUS · Pittsford, NY
Top alternative use upside
Restaurant
$12.0M
+30.4%
Auto repair, garage
$11.6M
+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.
3 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
$12.67M
Value range
$11.40M – $13.93M
±10% around blend
Estimated value / SF
$124 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$11.40M
blend $12.67M
$13.93M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
101,804 SF
Lot area
26.13 ac
Year built
1975
Stories
2
APN
264489 179.04-1-5
Zoning
RESTRC BUS
Assessed value
$15,500,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$12.58M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$13.63M
@ 6.5% CAP return
$12.58M
@ 7% CAP return
$11.68M
4
Sales comparison
Partial preview
Sales approach indication
$14.01M
Range $4.52M – $14.01M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 205 sales
$90
+38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $124/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
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
Not available
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
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$15.50M
Move the market yield to see immediate price impact.
Value / SF
$152
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%
$977k
$19.53M
$13.95M
$10.85M
$1.09M
$21.70M
$15.50M
$12.06M
$1.19M
$23.87M
$17.05M
$13.26M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$15,500,000
Assessed 2023
Previous assessed
$15,500,000
+0.0% YoY
Assessed land
$2,895,400
Assessed improvement
$12,604,600
Land market value
$4,078,031
Improvement market value
$17,752,969
Total market value
$21,831,000
Applied tax rate
264,601.0000
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
OFFICE BUILDING
Status
For Sale
Year built
1975
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
101,804 SF
Lot
26.13 ac (1,138,223 SF)
Zoning code
RESTRC BUS
APN
264489 179.04-1-5
UPID
US63-0430165
Jurisdiction
MONROE
Zoning & alternative use
RESTRC BUS · Pittsford, NYZoning RESTRC BUS · permitted uses
RESTRC BUS · Pittsford, 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
1975
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
26.13 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
Pittsford, NY
Recorded code
RESTRC BUS
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
