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Property profile & analytics
OFF-MARKET
Estimated value
$1,280,000
Strip malls
1431 Mt Hope Ave, Rochester, NY 14620-3912
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-3450177
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2016
Total area
13,656 SF
Lot
0.52 ac (22,651 SF)
APN
261400 136.53-1-7.002
UPID
US63-3450177
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
-
CVS Pharmacy
-
CVS Photo (Bike/Boat/Book/etc) Store Printing Service
-
CVS Pharmacy Pharmacy
-
LibertyX Bitcoin ATM Atm
-
MoneyGram Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.28M
Owner & transaction history
Meliora Development Company LLC · 2 yrs held
Meliora Development Company LLC
since 2023
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.7M
+83.6%
Auto repair, garage
$1.5M
+54.3%
Commercial (general)
$1.4M
+46.3%
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 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
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$945,000
Current use
RESTAURANT
$1,735,000
Change: +84% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,455,000
Change: +54% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,380,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$1,130,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$1.28M
Range $1.15M – $1.41M · ±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
$94 / 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
$1,230,000
Assessed 2023
Previous assessed
$1,230,000
+0.0% YoY
Assessed land
$84,500
Assessed improvement
$1,145,500
Land market value
$101,807
Improvement market value
$1,380,121
Total market value
$1,481,928
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2016
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
13,656 SF
Lot
0.52 ac (22,651 SF)
APN
261400 136.53-1-7.002
UPID
US63-3450177
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$945,000
RESTAURANT
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2016
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
Meliora Development Company LLC
Entity
Free & Clear · 2 yrs held
Mailing address
263 WALLIS HALL, ROCHESTER, NY 14627
Ownership since
2023
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
Jul 31, 2023
—
Meliora Development Company LLC
Ct Rochester LLC
Deed
—
Jan 22, 2021
—
Ct Rochester LLC
—
Deed
related
$29,600,000 · M & T Bank
Aug 31, 2017
—
Cvs Rochester LLC
—
Deed
related
$4,104,304 · Wells Fargo Bank
Aug 26, 2014
$474,100
University Of Rochester
Hess Corp
Grant Deed
—
Aug 26, 2014
—
Hess Corp
Hess Retail Stores LLC
Quit Claim Deed
related
—
Jul 10, 2014
—
Hess Retail Stores LLC
Hess Corp
Quit Claim Deed
related
—
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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