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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Investment properties
2341 Monroe Ave, Rochester, NY 14618-3002
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-0306473
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1952
Total area
4,039 SF
Lot
0.2 ac (8,712 SF)
Zoning code
05 - COMMERCIAL
APN
262000 137.14-3-22
UPID
US63-0306473
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
-
Vito F. Lavango, RPh Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$359k
Blend (final)
Blend
$535k
Owner & transaction history
2341 Monroe Avenue LLC · 3 yrs held
2341 Monroe Avenue LLC
since 2023
Last sale
$520,000
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$430,000
+61.6%
Office building
$335,000
+25.3%
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
$565,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$430,000
Change: +62% · Conversion: Difficult
OFFICE BUILDING
$335,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $520k (Apr 3 2023)
Last sale anchor
$520k
Apr 3 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
$132 / 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
$375,000
Assessed 2023
Previous assessed
$375,000
+0.0% YoY
Assessed land
$108,000
Assessed improvement
$267,000
Land market value
$154,282
Improvement market value
$381,418
Total market value
$535,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1952
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
4,039 SF
Lot
0.2 ac (8,712 SF)
Zoning code
05 - COMMERCIAL
APN
262000 137.14-3-22
UPID
US63-0306473
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
Est. value
$430,000
OFFICE BUILDING
Est. value
$335,000
AUTO REPAIR, GARAGE
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
1952
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
2341 Monroe Avenue LLC
Entity
Mailing address
2341 MONROE AVE, ROCHESTER, NY 14618-3002
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2023
$520,000
2341 Monroe Avenue LLC
J S Excel Flooring INC
Warranty Deed
$416,000 · Five Star Bank
Feb 6, 2017
—
Js Excel Flooring INC
—
Deed
related
$428,000 · Fairport Svgs Bk
Jun 4, 2014
$375,000
J S Excel Florring INC
Rene G Gignac
Warranty Deed
$377,600 · Wells Fargo Bank NA
Jun 12, 2009
$320,000
Rene G Gignac
Leichtner,joseph S
Warranty Deed
—
Apr 6, 2009
$300,000
Joseph S Leichtner
Leichtner,nora
Grant Deed
related
$43,700 · Alan Leichtner
—
—
Js Excel Flooring INC
—
Deed Of Trust
related
$428,000 · Fairport Svgs 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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