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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Retail space
3230 Latta Rd, Rochester, NY 14612-3004
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-5031218
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Total area
19,097 SF
Lot
6.12 ac (266,587 SF)
APN
262800 045.03-1-13.12
UPID
US63-5031218
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
-
Tractor Supply Co. Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$815k
Owner & transaction history
Mdc Coastal 1 LLC · 4 yrs held
Mdc Coastal 1 LLC
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+13.0%
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
RETAIL STORES
$940,000
Current use
MEDICAL BUILDING
$1,060,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$800,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$43 / 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
$3,151,100
Assessed 2023
Previous assessed
$2,500,000
+26.0% YoY
Assessed land
$135,900
Assessed improvement
$3,015,200
Land market value
$158,023
Improvement market value
$3,506,047
Total market value
$3,664,070
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Heating
NONE
Stories
1
Total area
19,097 SF
Lot
6.12 ac (266,587 SF)
APN
262800 045.03-1-13.12
UPID
US63-5031218
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$940,000
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$800,000
RETAIL STORES Current
MEDICAL BUILDING
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
2020
Heating
NONE
Stories
1
Lot
6.12 ac
Current owner
From public records · entity-resolved
Mdc Coastal 1 LLC
Entity
Mailing address
5401 VIRGINIA WAY, BRENTWOOD, TN 37027-7536
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2022
—
Mdc Coastal 1 LLC
Dmk Development Greece LLC
Assignment Of Lease (leasehold Sale)
—
Jan 27, 2022
$5,794,000
Mdc Coast I LLC
Dmk Development Greece LLC
Special Warranty Deed
—
Jan 27, 2022
—
Mdc Coast 1 LLC
Dmk Development Greece LLC
Assignment Of Lease (leasehold Sale)
—
May 11, 2020
$3,037,500
Dmk Development-greece LLC
Five Star Bk
Dual Purpose Document
$3,057,500 · Five Star Bk
May 11, 2020
—
Dmk Development-greece LLC
—
Deed
related
$3,037,500 · Five Star Bk
Feb 5, 2020
$750,000
Dmk Development-greece LLC
Munipro INC
Warranty Deed
—
—
—
Dmk Development-greece LLC
—
Deed Of Trust
related
$3,037,500 · Five Star 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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