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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Super regional malls
3580 Rdg Rd Rochester, NY 14626
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3248453
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1991
Total area
79,720 SF
Lot
13.44 ac (585,446 SF)
Zoning code
05 - COMMERCIAL
APN
262800 073.02-1-72.11
UPID
US63-3248453
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$964k
Blend (final)
Blend
$1.33M
Owner & transaction history
Wf Elmridge II LLC · 5 yrs held
Wf Elmridge II LLC
since 2021
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · 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
$1,125,000
ML approach
$1,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.75M (Apr 15 2021)
Last sale anchor
$1.75M
Apr 15 2021
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
$17 / 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
$3,014,200
Assessed 2023
Previous assessed
$3,348,000
-10.0% YoY
Assessed land
$1,800,600
Assessed improvement
$1,213,600
Land market value
$2,093,721
Improvement market value
$1,411,163
Total market value
$3,504,884
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1991
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
79,720 SF
Lot
13.44 ac (585,446 SF)
Zoning code
05 - COMMERCIAL
APN
262800 073.02-1-72.11
UPID
US63-3248453
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.
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Cooling
Yes
Stories
1
Lot
13.44 ac
Current owner
From public records · entity-resolved
Wf Elmridge II LLC
Entity
Mailing address
550 LATONA RD BLDG A, ROCHESTER, NY 14626-2723
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Apr 3, 2023
—
Wf Elmridge II LLC
—
Deed
related
$5,000,000 · The Canandaigua National Bank & Trust Co
Sep 20, 2021
—
Wf Elmridge II LLC
—
Deed
related
$5,000,000 · The Canandaigua National Bank & Trust Co
Apr 15, 2021
$1,750,000
Wf Elmridge II LLC
T Elm Ridge Center Ny LLC
Bargain And Sale Deed
$2,000,000 · Prilend Funding LLC
Mar 10, 2021
$6,690,000
Wf Elmridge LLC
T Elm Ridge Center Ny LLC
Bargain And Sale Deed
—
Feb 17, 2021
$8,308,100
T Elm Ridge Center Ny LLC
U S Bank National Association
Special Warranty Deed
—
Dec 20, 2018
$13,500,000
Us Bk NA Series 2006-4 Tr
Referee Of Monroe County|elmridge Associates LLC
Trustees Deed
related
—
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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