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Property profile & analytics
OFF-MARKET
Estimated value
$2,090,000
Strip malls
2750 Monroe Ave, Rochester, NY 14618-4116
Individually Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-1692677
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2022
Total area
22,250 SF
Lot
4.07 ac (177,289 SF)
Zoning code
F2
APN
262000 150.07-2-8.111
UPID
US63-1692677
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
-
Starbucks Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$2.09M
Owner & transaction history
Mario Daniele · 6 yrs held
Mario Daniele
since 2019
7 recorded transactions
Zoning & alternative use
F2 · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+83.6%
Auto repair, garage
$2.4M
+54.3%
Office building
$1.8M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,540,000
Current use
RESTAURANT
$2,825,000
Change: +84% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,375,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$1,840,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,470,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$2.09M
Range $1.88M – $2.30M · ±10%
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
$94 / 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
$4,323,600
Assessed 2023
Previous assessed
$2,691,800
+60.6% YoY
Assessed land
$889,000
Assessed improvement
$3,434,600
Land market value
$1,270,006
Improvement market value
$4,906,594
Total market value
$6,176,600
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2022
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
22,250 SF
Lot
4.07 ac (177,289 SF)
Zoning code
F2
APN
262000 150.07-2-8.111
UPID
US63-1692677
Jurisdiction
MONROE
Zoning & alternative use
F2 · Rochester, NY
Zoning F2 · permitted uses
F2 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.5M
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
2022
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
4.07 ac
Current owner
From public records · entity-resolved
Mario Daniele
Individual
Free & Clear · 6 yrs held
Mailing address
2851 MONROE AVE, ROCHESTER, NY 14618-4133
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2021
—
Daniele Spc LLC
—
Deed
related
$3,000,000 · The Francis R Perticone Living Trust
Jul 20, 2020
—
Daniele Spc LLC
—
Deed
related
$4,000,000 · Perticone Francis R L/tr (pt)
Jun 3, 2020
—
Daniele Spc LLC
—
Deed
related
$123,108 · Doncor LLC
Jul 23, 2019
$5,000
Mario Daniele
Clover Lanes INC
Correction Deed
—
Dec 26, 2018
—
Daniele Spc LLC
—
Loan Modification
related
$7,600,000 · W2cp LLC
Oct 14, 2016
—
Daniele Spc LLC
—
Deed
related
$7,983,500 · * Other Institutional Lenders
Nov 7, 2014
$7,000,000
Daniele Spc LLC
Clover Lanes INC
Grant Deed
$4,225,000 · Esl FCU
—
—
Daniele Spc LLC
—
Deed Of Trust
related
$600,000 · W2cp LLC
—
—
Daniele Spc LLC
—
Deed Of Trust
related
$600,000 · W2cp LLC
—
—
Daniele Spc LLC
—
Deed Of Trust
related
$4,000,000 · Perticone Francis R L/tr (pt)
—
—
Daniele Spc LLC
—
Deed Of Trust
related
$123,108 · Doncor LLC
—
—
Daniele Spc LLC
—
Loan Modification
related
$8,000,000 · Doncor LLC
—
—
Daniele Spc LLC
—
Deed Of Trust
related
$2,099,409 · Northwest Bk
—
—
Daniele Spc LLC
—
Loan Modification, Consolidation And Extension
related
$7,983,500 · * Other Institutional Lenders
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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