Entity Owned Property summary
AI-generated overview
A 7,247-square-foot retail/office suite is located within a neighborhood strip center in Greece (Rochester area). The center is positioned along Latta Road and provides traffic-light access for vehicles. The retail environment includes anchors such as Bill Gray’s restaurant and Abbott’s Frozen Custard, and the site offers more than 160 parking spaces. The property is associated with high customer visitation, with reported site visits exceeding 200,000 per year.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1982
Total area
17,380 SF
Lot
3.37 ac (146,797 SF)
Zoning code
05 - COMMERCIAL
APN
262800 046.13-1-13.1
UPID
US63-3630610
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Pharmacy
-
Pharmacy
-
Grocery & Convenience Store Specialty Food Shop
-
Alternative Medicine Practice Spa & Massage Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.51M
Owner & transaction history
since 2023
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Top alternative use upside
Restaurant
$2.2M
+83.6%
Auto repair, garage
$1.9M
+54.3%
Office building
$1.4M
+19.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.51M
Value range
$1.36M – $1.66M
±10% around blend
Estimated value / SF
$87 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
30
$1.36M
blend $1.51M
$1.66M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
17,380 SF
Lot area
3.37 ac
Year built
1982
Stories
1
APN
262800 046.13-1-13.1
Zoning
05 - COMMERCIAL
Assessed value
$855,300
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.06M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.3 mi away · 15,827 SF
11.6 mi away · 17,477 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.51M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 29 sales
$69
+26%
County 37 sales
$70
+25%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $87/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+84%
vs current-use indication
Auto Repair, Garage
Office Building
Neighborhood: Shopping Center · current use
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.44M
Move the market yield to see immediate price impact.
Value / SF
$83
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$91k
$1.82M
$1.30M
$1.01M
$101k
$2.02M
$1.44M
$1.12M
$111k
$2.22M
$1.59M
$1.24M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.30M
1.6 mi · Oct 2025 · $100/SF
Property tax & assessments
Property tax & assessments
Assessed value
$855,300
Assessed 2023
Previous assessed
$950,000
-10.0% YoY
Assessed land
$141,300
Assessed improvement
$714,000
Land market value
$164,302
Improvement market value
$830,233
Total market value
$994,535
Applied tax rate
262,801.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1982
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
17,380 SF
Lot
3.37 ac (146,797 SF)
Zoning code
05 - COMMERCIAL
APN
262800 046.13-1-13.1
UPID
US63-3630610
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Rochester, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1982
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3.37 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Rochester, NY
Recorded code
05 - COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 05 - COMMERCIAL in Rochester, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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