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Property profile & analytics
OFF-MARKET
Estimated value
$4,730,000
Hotels
280 Clay Rd, Rochester, NY 14623-3225
Individually Owned
14-yr Hold
Free & Clear
Property ID
US63-1911633
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2013
Total area
77,600 SF
Lot
3.78 ac (164,657 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 162.09-1-7
UPID
US63-1911633
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
-
Hampton Inn & Suites Rochester/Henrietta Hotel & Motel
-
new york thruway Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.73M
Owner & transaction history
Rochester True North Lodging L · 14 yrs held
Rochester True North Lodging L
since 2012
6 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
COMMERCIAL (GENERAL)
$7,360,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$6,905,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$4.73M
Range $4.26M – $5.20M · ±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
$61 / 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
$6,860,000
Assessed 2023
Previous assessed
$6,860,000
+0.0% YoY
Assessed land
$650,000
Assessed improvement
$6,210,000
Land market value
$650,000
Improvement market value
$6,210,000
Total market value
$6,860,000
Applied tax rate
265,001.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2013
Heating
HOT WATER
Cooling
CENTRAL
Stories
4
Bathrooms
1
Total area
77,600 SF
Lot
3.78 ac (164,657 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 162.09-1-7
UPID
US63-1911633
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Rochester, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · 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
COMMERCIAL (GENERAL)
Est. value
$7.4M
OFFICE BUILDING
Est. value
$6.9M
COMMERCIAL (GENERAL)
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
2013
Heating
HOT WATER
Cooling
Yes
Stories
4
Bathrooms
1
Lot
3.78 ac
Current owner
From public records · entity-resolved
Rochester True North Lodging L
Individual
Free & Clear · 14 yrs held
Mailing address
7300 W 110TH ST STE #990, OVERLAND PARK, KS 66210-2392
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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
Feb 23, 2012
—
Rochester True North Lodging L
—
Grant Deed
related
$7,375,000 · Pnc Bank
Jan 12, 2012
$1,200,000
Rochester True North Lodging L
Stabins,linda
Grant Deed
—
Jan 12, 2012
$400,000
True North Hotel Group INC
Stabins,linda
Grant Deed
—
—
—
Rochester True North Lodging L
—
Loan Modification
related
$2,825,000 · Pnc Bk
—
—
True North Lodging L Rochester
—
Deed Of Trust
related
$2,825,000 · Pnc Bank
—
—
Rochester True North Lodging L
—
Deed Of Trust
related
$12,250,000 · Esl FCU
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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