New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,430,000
Hotels
120 Main St, Rochester, NY 14604-1699
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-1484470
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1970
Total area
321,192 SF
Lot
1.64 ac (71,438 SF)
APN
261400 121.23-1-4.001
UPID
US63-1484470
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
-
Hong Kong Montaj Custom Tailor (Bike/Boat/Book/etc) Store
-
Anytime Taxi Service Courier Service
-
Legends Sports Bar & Grille Bar & Pub Restaurant
-
Budget Car Insurers Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.43M
Owner & transaction history
120 Main Hotel LLC · 5 yrs held
120 Main Hotel LLC
since 2020
6 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$4 / 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
$750,000
Assessed 2023
Previous assessed
$750,000
+0.0% YoY
Assessed land
$656,000
Assessed improvement
$94,000
Land market value
$790,361
Improvement market value
$113,253
Total market value
$903,614
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1970
Heating
NONE
Cooling
CENTRAL
Stories
14
Total area
321,192 SF
Lot
1.64 ac (71,438 SF)
APN
261400 121.23-1-4.001
UPID
US63-1484470
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
1970
Heating
NONE
Cooling
Yes
Stories
14
Lot
1.64 ac
Current owner
From public records · entity-resolved
120 Main Hotel LLC
Entity
Mailing address
550 LATONA RD STE #501, ROCHESTER, NY 14626-2700
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2020
—
120 Main Hotel LLC
120 Ems Hotel LLC
Quit Claim Deed
related
$3,500,000 · Perticone Holdings LLC
Oct 23, 2017
—
120 Ems Hotel LLC
—
Deed
related
$5,812,500 · Americu Cu
Sep 26, 2012
—
Sgp Associates LLC
County Of Monroe Indl Dev Agcy
Quit Claim Deed
related
—
—
—
Sgp Associates LLC
—
Deed Of Trust
related
$10,125,000 · Wachovia Bank NA
—
—
Sgp Associates LLC
—
Deed Of Trust
related
$12,000,000 · Barclays Bank Plc
—
—
120 Ems Hotel LLC
—
Deed Of Trust
related
$5,812,500 · Americu Cu
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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