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Property profile & analytics
OFF-MARKET
Estimated value
$8,705,000
Community centers
1960 Rdg Rd, Rochester, NY 14626-2708
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-5325748
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2007
Total area
56,036 SF
Lot
5.1 ac (222,156 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.16-2-22.1
UPID
US63-5325748
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
-
Hobby Lobby (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.71M
Owner & transaction history
Exchangeright Ner Leased Portfolio · 2 yrs held
Exchangeright Ner Leased Portfolio
since 2023
Last sale
$8.5M
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+83.6%
Auto repair, garage
$6.0M
+54.3%
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
$8,925,000
ML approach
$8,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,115,000
Change: +84% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,975,000
Change: +54% · Conversion: Difficult
Blend value · Realmo final
$8.71M
Range $7.83M – $9.58M · ±10% · vs last sale $8.54M (Aug 15 2023)
Last sale anchor
$8.54M
Aug 15 2023
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
$155 / 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
$2,115,700
Assessed 2023
Previous assessed
$2,100,000
+0.7% YoY
Assessed land
$630,200
Assessed improvement
$1,485,500
Land market value
$732,791
Improvement market value
$1,727,325
Total market value
$2,460,116
Applied tax rate
262,801.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2007
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
56,036 SF
Lot
5.1 ac (222,156 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.16-2-22.1
UPID
US63-5325748
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
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.0M
RESTAURANT
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
2007
Cooling
Yes
Stories
1
Buildings
1
Lot
5.1 ac
Current owner
From public records · entity-resolved
Exchangeright Ner Leased Portfolio
Individual
Mailing address
550 LATONA RD STE E501, ROCHESTER, NY 14626-2727
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2023
$8,536,000
Exchangeright Ner Leased Portfolio
Big Ridgecrest LLC
Bargain And Sale Deed
$6,050,000 · Morgan Stanley Bank NA
Aug 15, 2023
—
Exciiangerigiit Net Leased Portfoli
Big Ridgeerest LLC
Assignment Of Lease (leasehold Sale)
—
Oct 17, 2022
—
Hobby Lobby Stores INC
Big Ridgecrest LLC
Lease
—
Jul 1, 2022
—
Big Ridgecrest LLC
—
Deed
related
$6,050,000 · Five Star Bank
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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