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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Turn key restaurants
3020 Winton S Rd Rochester, NY 14623-2966
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-2916480
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Total area
4,997 SF
Lot
1.42 ac (61,855 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 149.20-2-20.2
UPID
US63-2916480
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
-
Juicy Seafood Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$976k
Blend (final)
Blend
$975k
Owner & transaction history
Juicy Seafood King Crab INC · 1 yrs held
Juicy Seafood King Crab INC
since 2025
Last sale
$1.3M
5 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
$985,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$635,000
Current use
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±10% · vs last sale $1.25M (Jan 7 2025)
Last sale anchor
$1.25M
Jan 7 2025
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
$195 / 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
$1,200,000
Assessed 2023
Previous assessed
$1,000,000
+20.0% YoY
Assessed land
$391,000
Assessed improvement
$809,000
Land market value
$391,000
Improvement market value
$809,000
Total market value
$1,200,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,997 SF
Lot
1.42 ac (61,855 SF)
Zoning code
06 - INDUSTRIAL
APN
263200 149.20-2-20.2
UPID
US63-2916480
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
RESTAURANT Current
Est. value
$635,000
RESTAURANT Current
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Juicy Seafood King Crab INC
Entity
Mailing address
2697 LAKEVILLE RD #1, AVON, NY 14414-9767
Ownership since
2025
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 7, 2025
$1,250,000
Juicy Seafood King Crab INC
Will B Properties LLC
Bargain & Sale Deed
$1,000,000 · New Millennium Bank
Aug 24, 2018
$1,083,000
Will B Properties LLC
3020 South Winton LLC
Warranty Deed
$812,250 · Evans Bk NA
Jan 27, 2010
$800,000
3020 South Winton LLC
Tlc West LLC
Grant Deed
—
Dec 12, 2006
—
Tlc Central LLC
—
Deed Of Trust
related
$42,778,078 · Bank Of America
—
—
3020 South Winton LLC
—
Deed Of Trust
related
$682,500 · Manufacturers Traders & Trust
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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