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Property profile & analytics
OFF-MARKET
Estimated value
$940,000
Investment properties
1142 Main St 1148 Rochester, NY 14609-6914
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-3947110
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Total area
9,442 SF
Lot
0.24 ac (10,375 SF)
APN
261400 106.76-1-48
UPID
US63-3947110
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
-
Higher Heights Fellowship Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$840k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$940k
Owner & transaction history
Creek Hill Homes LLC · 1 yrs held
Creek Hill Homes LLC
since 2025
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+103.4%
Auto repair, garage
$1.0M
+70.9%
Office building
$780,000
+32.5%
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
$825,000
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$590,000
Current use
RESTAURANT
$1,200,000
Change: +103% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,005,000
Change: +71% · Conversion: Difficult
OFFICE BUILDING
$780,000
Change: +32% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$655,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±10% · vs last sale $1.05M (Feb 10 2025)
Last sale anchor
$1.05M
Feb 10 2025
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
$100 / 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
$180,000
Assessed 2023
Previous assessed
$180,000
+0.0% YoY
Assessed land
$41,500
Assessed improvement
$138,500
Land market value
$50,000
Improvement market value
$166,867
Total market value
$216,867
Applied tax rate
261,400.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Heating
NONE
Stories
2
Total area
9,442 SF
Lot
0.24 ac (10,375 SF)
APN
261400 106.76-1-48
UPID
US63-3947110
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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$590,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$780,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$655,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1910
Heating
NONE
Stories
2
Lot
0.24 ac
Current owner
From public records · entity-resolved
Creek Hill Homes LLC
Entity
Mailing address
1942 E MAIN ST, ROCHESTER, NY 14609-7507
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2025
$1,045,000
Creek Hill Homes LLC
Reo Holding LLC
Warranty Deed
$732,000 · Family First Of Ny FCU
Feb 10, 2025
—
Creek Hill Homes LLC
—
Deed
related
$154,028 · Family First Of Ny FCU
Feb 9, 2023
—
Silver Lining Homes LLC
—
Deed
related
$129,000 · Corevest American Finance Lender LLC
Nov 29, 2022
—
Silver Lining Homes LLC
—
Deed
related
$129,000 · Corevest American Finance Lender LLC
Feb 1, 2022
—
Reo Holding LLC
—
Deed
related
$976,000 · Family First Of Ny FCU
Feb 13, 2020
—
Reo Holdings LLC
Go Green Mechanical LLC
Quit Claim Deed
related
—
Sep 14, 2018
—
Go Green Mechanical LLC
Sos General Contractors LLC
Quit Claim Deed
related
—
Aug 1, 2018
$185,000
Sos General Contractors LLC
Haynes,yvonne
Warranty Deed
—
Mar 5, 2014
—
Yvonne Haynes
Utility Solutions Communicatio
Quit Claim Deed
related
—
—
—
Utility Solutions Communicatio
—
Deed Of Trust
related
$70,000 · Meier Supply Co INC
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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