New search
Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Retail space
1881 Monroe Ave, Rochester, NY 14618-1902
Individually Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3962190
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Total area
15,247 SF
Lot
1.54 ac (67,082 SF)
Zoning code
F1
APN
262000 137.10-1-54.1
UPID
US63-3962190
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
-
Brighton Community Center
-
ESL Federal Credit Union Credit Union
-
Five Guys Restaurant Take-out & Catering
-
RRH Urgent Care Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$630k
Owner & transaction history
Brighton Commons Ptshp · 19 yrs held
Brighton Commons Ptshp
since 2006
7 recorded transactions
Zoning & alternative use
F1 · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$845,000
+13.0%
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
RETAIL STORES
$750,000
Current use
MEDICAL BUILDING
$845,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$720,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$41 / 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
$2,248,500
Assessed 2023
Previous assessed
$2,248,500
+0.0% YoY
Assessed land
$464,400
Assessed improvement
$1,784,100
Land market value
$663,420
Improvement market value
$2,548,680
Total market value
$3,212,100
Applied tax rate
262,001.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
15,247 SF
Lot
1.54 ac (67,082 SF)
Zoning code
F1
APN
262000 137.10-1-54.1
UPID
US63-3962190
Jurisdiction
MONROE
Zoning & alternative use
F1 · Rochester, NY
Zoning F1 · permitted uses
F1 · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$750,000
MEDICAL BUILDING
Est. value
$845,000
OFFICE BUILDING
Est. value
$720,000
RETAIL STORES Current
MEDICAL BUILDING
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
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.54 ac
Current owner
From public records · entity-resolved
Brighton Commons Ptshp
Individual
Free & Clear · 19 yrs held
Mailing address
205 SAINT PAUL ST, ROCHESTER, NY 14604-1187
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2020
—
Brighton Commons Ptshp LP
—
Deed
related
$250,000 · Genesee Reg'l Bk
Apr 12, 2017
—
Brighton Twelve Cnrs Assocs Ll
—
Deed
related
$2,230,262 · Northwest Bk
Jul 26, 2016
—
Brighton Commons Ptshp LP
—
Deed
related
$3,500,000 · Genesee Reg'l Bk
Sep 21, 2006
—
Brighton Commons Ptshp
Brighton Commons Ptshp
Quit Claim Deed
related
—
—
—
Brighton Commons Ptshp LP
—
Deed Of Trust
related
$301,490 · Genesee Reg'l Bk
—
—
Brighton Commons Ptshp LP
—
Loan Modification, Consolidation And Extension
related
$3,500,000 · Genesee Reg'l Bk
—
—
Brighton Twelve Cnrs Assocs Ll
—
Deed Of Trust
related
$2,050,000 · Jamestown Savings Bank
—
—
Brighton Twelve Cnrs Assocs Ll
—
Deed Of Trust
related
$2,230,262 · Northwest Bk
—
—
Brighton Commons Ptshp LP
—
Deed Of Trust
related
$250,000 · Genesee Reg'l Bk
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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