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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Car washes
2150 Long Pond Rd, Rochester, NY 14606-3941
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0120919
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2003
Total area
5,492 SF
Lot
1.74 ac (75,794 SF)
Zoning code
05 - COMMERCIAL
APN
262600 104.10-2-8.1
UPID
US63-0120919
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
-
Classy Chassy Car Wash Car Wash
-
Touchfree laserwash Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$754k
Blend (final)
Blend
$655k
Owner & transaction history
2150 Long Pond Road LLC · 2 yrs held
2150 Long Pond Road LLC
since 2024
Last sale
$657,407
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$695,000
+19.0%
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
$655,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$585,000
Current use
RESTAURANT
$695,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±10% · vs last sale $657k (Apr 22 2024)
Last sale anchor
$657k
Apr 22 2024
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
$119 / 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
$588,900
Assessed 2023
Previous assessed
$588,900
+0.0% YoY
Assessed land
$137,000
Assessed improvement
$451,900
Land market value
$165,056
Improvement market value
$544,444
Total market value
$709,500
Applied tax rate
262,601.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2003
Heating
NONE
Buildings
1
Stories
1
Total area
5,492 SF
Lot
1.74 ac (75,794 SF)
Zoning code
05 - COMMERCIAL
APN
262600 104.10-2-8.1
UPID
US63-0120919
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
AUTO REPAIR, GARAGE Current
Est. value
$585,000
RESTAURANT
Est. value
$695,000
AUTO REPAIR, GARAGE Current
RESTAURANT
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
2003
Heating
NONE
Stories
1
Buildings
1
Lot
1.74 ac
Current owner
From public records · entity-resolved
2150 Long Pond Road LLC
Entity
Mailing address
4923 BUTLER RD, CANANDAIGUA, NY 14424-2708
Ownership since
2024
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
Apr 22, 2024
$657,406
2150 Long Pond Road LLC
Classy Chassy Carwash LLC
Warranty Deed
$1,420,000 · The Canandaigua National Bank & Tru
Feb 28, 2022
—
Classy Chassy Carwash LLC
Clifton Land Company LLC
Bargain And Sale Deed
—
Feb 22, 2010
—
Clifton Land Co LLC
—
Deed Of Trust
related
$1,529,000 · Tompkins Trust Co
Sep 2, 2003
$140,000
Clifton Land Co LLC
Bosdyk,robert J
Warranty Deed
related
—
—
—
Clifton Land Co LLC
—
Deed Of Trust
related
$435,000 · Tompkins Trust Co
—
—
Clifton Land Co LLC
—
Deed Of Trust
related
$435,000 · Tompkins Trust Co
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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