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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Turn key restaurants
311 Washington St, East Rochester, NY 14445-1311
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2943191
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1929
Total area
5,797 SF
Lot
0.86 ac (37,462 SF)
Zoning code
05 - COMMERCIAL
APN
265801 139.61-3-16.1
UPID
US63-2943191
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
-
The Annechino Law Firm Law Firm
-
Lucca's Northside Kitchen Restaurant
-
The Northside Inn Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$552k
Blend (final)
Blend
$780k
Owner & transaction history
311 Nws LLC · 3 yrs held
311 Nws LLC
since 2022
Last sale
$775,000
1 recorded transaction
Zoning & alternative use
05 - COMMERCIAL · East 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 East Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
$790,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$680,000
Current use
AUTO REPAIR, GARAGE
$660,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $775k (Jul 11 2022)
Last sale anchor
$775k
Jul 11 2022
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
$135 / 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
$579,900
Assessed 2023
Previous assessed
$579,900
+0.0% YoY
Assessed land
$177,600
Assessed improvement
$402,300
Land market value
$250,153
Improvement market value
$566,647
Total market value
$816,800
Applied tax rate
264,413.0000
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
1929
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
5,797 SF
Lot
0.86 ac (37,462 SF)
Zoning code
05 - COMMERCIAL
APN
265801 139.61-3-16.1
UPID
US63-2943191
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · East Rochester, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · East Rochester, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$660,000
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1929
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
311 Nws LLC
Entity
Mailing address
3154 SE INDIAN WLS PL, STUART, FL 34997-4742
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2022
$775,000
311 Nws LLC
Northside Inn INC
Warranty Deed
$775,000 · Northside Inn INC
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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