New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,260,000
Community centers
2780 Rdg Rd, Rochester, NY 14626-3029
Entity Owned
14-yr Hold
Free & Clear
Property ID
US63-1574637
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1982
Total area
25,296 SF
Lot
1.75 ac (76,230 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.13-1-99.2
UPID
US63-1574637
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
-
Raymour & Flanigan Furniture and Mattress Store Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.32M
Blend (final)
Blend
$2.26M
Owner & transaction history
2780 Ridge Road West LLC · 14 yrs held
2780 Ridge Road West LLC
since 2011
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+83.6%
Auto repair, garage
$2.7M
+54.3%
Office building
$2.1M
+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
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
$1,750,000
Current use
RESTAURANT
$3,210,000
Change: +84% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,700,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$2,090,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,670,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±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
$89 / 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
$1,958,200
Assessed 2023
Previous assessed
$2,060,000
-4.9% YoY
Assessed land
$468,200
Assessed improvement
$1,490,000
Land market value
$544,419
Improvement market value
$1,732,558
Total market value
$2,276,977
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1982
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
25,296 SF
Lot
1.75 ac (76,230 SF)
Zoning code
05 - COMMERCIAL
APN
262800 074.13-1-99.2
UPID
US63-1574637
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.8M
RESTAURANT
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.7M
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
1982
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.75 ac
Current owner
From public records · entity-resolved
2780 Ridge Road West LLC
Entity
Free & Clear · 14 yrs held
Mailing address
7248 MORGAN RD, LIVERPOOL, NY 13090-4535
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2017
—
2780 Ridge Road West LLC
—
Deed
related
$3,487,165 · Community Bk
Dec 14, 2011
—
2780 Ridge Road West LLC
Berg Investors LLC
Grant Deed
related
—
—
—
Berg Investors LLC
—
Deed Of Trust
related
$1,929,000 · Hsbc Bank USA
—
—
2780 Ridge Road West LLC
—
Deed Of Trust
related
$4,000,000 · Community Bank NA
—
—
2780 Ridge Road West LLC
—
Loan Modification, Consolidation And Extension
related
$3,487,165 · Community 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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