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Property profile & analytics
OFF-MARKET
Estimated value
$5,345,000
Hotels
33 Corporate Woods, Rochester, NY 14623-1457
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3567319
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1989
Total area
75,652 SF
Lot
4.11 ac (179,032 SF)
Zoning code
05 - COMMERCIAL
APN
262000 149.09-1-1.352
UPID
US63-3567319
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
-
Courtyard Rochester Brighton Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.35M
Owner & transaction history
Tssk LLC · 1 yrs held
Tssk LLC
since 2024
5 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.1M
+3.8%
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%
$7,330,000
6.5%
$6,765,000
7%
$6,285,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,775,000
Current use
AUTO REPAIR, GARAGE
$8,070,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,175,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$6,730,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$5.35M
Range $4.81M – $5.88M · ±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
$71 / 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
$8,500,000
Assessed 2023
Previous assessed
$8,500,000
+0.0% YoY
Assessed land
$1,076,400
Assessed improvement
$7,423,600
Land market value
$1,537,720
Improvement market value
$10,605,180
Total market value
$12,142,900
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
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
75,652 SF
Lot
4.11 ac (179,032 SF)
Zoning code
05 - COMMERCIAL
APN
262000 149.09-1-1.352
UPID
US63-3567319
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
HOTEL/MOTEL Current
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$7.2M
OFFICE BUILDING
Est. value
$6.7M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
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
1989
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
4.11 ac
Current owner
From public records · entity-resolved
Tssk LLC
Entity
Free & Clear · 1 yrs held
Mailing address
909 LINDEN AVE, ROCHESTER, NY 14625-2711
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Nov 27, 2024
—
Tssk LLC
Corporate Woods Associates LLC
Warranty Deed
—
Sep 3, 2024
—
Delmar Brighton Incorporated
—
Deed
related
$3,350,000 · Genesee Regional Bank
May 30, 2017
—
Delmar Brighton INC
—
Deed
related
$4,429,364 · M&t Bk
—
—
Delmar Brighton INC
—
Deed Of Trust
related
$2,700,000 · Manufacturers Traders & Trust
—
—
Delmar Brighton INC
—
Loan Modification, Consolidation And Extension
related
$4,429,364 · M&t 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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