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Property profile & analytics
OFF-MARKET
Estimated value
$3,600,000
Strip malls
2500 Ridgeway Ave, Rochester, NY 14626-4116
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-6259919
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1997
Total area
37,710 SF
Lot
5.43 ac (236,531 SF)
APN
262800 089.14-2-2.11
UPID
US63-6259919
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
-
Bella Pasta Restaurant and Catering Restaurant
-
Erie Canal Commons Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.40M
Blend (final)
Blend
$3.60M
Owner & transaction history
Erie Canal Commons Ny LLC · 2 yrs held
Erie Canal Commons Ny LLC
since 2024
Last sale
$3.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+83.6%
Auto repair, garage
$4.0M
+54.3%
Office building
$3.1M
+19.6%
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
$3,600,000
ML approach
$3,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,605,000
Current use
RESTAURANT
$4,785,000
Change: +84% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,020,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$3,115,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,490,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$3.60M
Range $3.24M – $3.96M · ±10% · vs last sale $3.60M (May 22 2024)
Last sale anchor
$3.60M
May 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
$95 / 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
$2,025,700
Assessed 2023
Previous assessed
$2,250,000
-10.0% YoY
Assessed land
$488,900
Assessed improvement
$1,536,800
Land market value
$568,488
Improvement market value
$1,786,977
Total market value
$2,355,465
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1997
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
37,710 SF
Lot
5.43 ac (236,531 SF)
APN
262800 089.14-2-2.11
UPID
US63-6259919
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.6M
RESTAURANT
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1997
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.43 ac
Current owner
From public records · entity-resolved
Erie Canal Commons Ny LLC
Entity
Free & Clear · 2 yrs held
Mailing address
6190 COCHRAN RD STE A, SOLON, OH 44139-3323
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
Sep 12, 2024
—
Erie Canal Commons Ny LLC
—
Deed
related
$4,200,000 · First National Bank Of Pennsylvania
May 22, 2024
—
Erie Canal Commons Ny LLC
Erie Canal Commons LLC
Intrafamily Transfer
related
—
Feb 2, 2009
—
Erie Canal Commons LLC
—
Deed Of Trust
related
$5,000,000 · First Niagara Bank
May 1, 2006
$3,600,000
Eric Canal Commons LLC
Jen-tre-lee Dev LLC
Warranty Deed
—
—
—
Erie Canal Commons LLC
—
Loan Modification, Consolidation And Extension
related
$5,000,000 · Lyons Nat'l Bk
—
—
Erie Canal Commons LLC
—
Deed Of Trust
related
$648,962 · Lyons Nat'l 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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