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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Turn key restaurants
1890 Clinton Ave, Rochester, NY 14618-2683
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-3120993
Property summary
AI-generated overview
This 6,624-square-foot former restaurant presents a unique opportunity in the vibrant Brighton submarket of Rochester, New York. Situated on a 1.1-acre lot within the Shoppes at Lac De Ville shopping center on South Clinton Avenue, this single-tenant property offers excellent visibility and signage. The building, constructed in 1986, boasts 30 parking spaces, ensuring ample convenience for patrons. The property is zoned commercial and is ideally located less than one mile from Interstates 590 and 390, providing easy access for customers and employees. Its proximity to major institutions, including Strong Memorial Hospital, the University of Rochester (with approximately 12,000 students), and Monroe Community College (with 17,499 students), creates a substantial potential customer base. Note that no restaurant equipment is included in the sale. This versatile space is ready for a new tenant to create their own successful business. The property is located at 1890 S Clinton Ave, Rochester, NY 14618, in Monroe County.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1986
Total area
6,792 SF
Lot
1.1 ac (47,916 SF)
Zoning code
05 - COMMERCIAL
APN
262000 136.15-2-1.2
UPID
US63-3120993
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
-
valley manor Hotel & Motel Bed & Breakfast
-
McGregor's Restaurant
-
Macgregors Grill and Tap Room Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.14M
Owner & transaction history
Lac Deville III LLC · 4 yrs held
Lac Deville III LLC
since 2021
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
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
Method
Estimation
Statistic approach
$965,000
ML approach
$1,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$860,000
Current use
AUTO REPAIR, GARAGE
$725,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±10% · vs last sale $1.50M (Jul 15 2021)
Last sale anchor
$1.50M
Jul 15 2021
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
$167 / 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
$1,075,600
Assessed 2023
Previous assessed
$1,075,600
+0.0% YoY
Assessed land
$327,000
Assessed improvement
$748,600
Land market value
$467,152
Improvement market value
$1,069,448
Total market value
$1,536,600
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,792 SF
Lot
1.1 ac (47,916 SF)
Zoning code
05 - COMMERCIAL
APN
262000 136.15-2-1.2
UPID
US63-3120993
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · 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
RESTAURANT Current
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$725,000
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1986
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Lac Deville III LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1950 S CLINTON AVE, ROCHESTER, NY 14618-5620
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2021
$1,500,000
Lac Deville III LLC
Ruch Holdings LLC
Warranty Deed
—
Feb 16, 2018
$1,150,000
Rjc Holdings LLC
Morning Star Restaurants LLC
Deed
—
Aug 2, 2017
$1,036,424
Morning Star Restaurants LLC
Arc Cafeusa001 LLC
Grant Deed
—
Sep 18, 2013
$1,556,662
Arc Cafeusa001 LLC
Ge Cap Franchise Fin Corp
Grant Deed
—
Jan 12, 2007
$1,631,407
Ge Cap Franchise Finance Corp
Rwz Realty Corp
Warranty Deed
—
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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