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Property profile & analytics
OFF-MARKET
Estimated value
$6,760,000
Community centers
3780 Rdg Rd, Rochester, NY 14626-3442
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-3173854
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1991
Total area
131,408 SF
Lot
10.43 ac (454,331 SF)
Zoning code
05 - COMMERCIAL
APN
262800 073.02-1-74.1
UPID
US63-3173854
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
$6.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.60M
Blend (final)
Blend
$6.76M
Owner & transaction history
Wf Elmridge LLC · 5 yrs held
Wf Elmridge LLC
since 2021
Last sale
$8.3M
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.9M
+19.6%
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
$5,340,000
ML approach
$6,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$9,085,000
Current use
OFFICE BUILDING
$10,865,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,675,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$6.76M
Range $6.08M – $7.44M · ±10% · vs last sale $8.31M (Feb 17 2021)
Last sale anchor
$8.31M
Feb 17 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
$51 / 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
$4,726,600
Assessed 2023
Previous assessed
$4,341,800
+8.9% YoY
Assessed land
$1,408,900
Assessed improvement
$3,317,700
Land market value
$1,638,256
Improvement market value
$3,857,791
Total market value
$5,496,047
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1991
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
131,408 SF
Lot
10.43 ac (454,331 SF)
Zoning code
05 - COMMERCIAL
APN
262800 073.02-1-74.1
UPID
US63-3173854
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$9.1M
OFFICE BUILDING
Est. value
$10.9M
COMMERCIAL (GENERAL)
Est. value
$8.7M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1991
Heating
NONE
Cooling
Yes
Stories
1
Lot
10.43 ac
Current owner
From public records · entity-resolved
Wf Elmridge LLC
Entity
Free & Clear · 5 yrs held
Mailing address
550 LATONA RD BLDG A, ROCHESTER, NY 14626-2723
Mailing matches property
Yes
Owner-occupied
Yes
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
Aug 21, 2023
—
Wf Elmridge LLC
—
Deed
related
$3,156,000 · The Canandaigua National Bank & Trust Co
Sep 2, 2022
—
Wf Elmridge LLC
—
Deed
related
$5,561,951 · The Canandaigua National Bank & Trust Co
Apr 5, 2021
—
Wf Elmridge LLC
—
Deed
related
$7,750,000 · Genesee Regional Bank
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
$33,680,000
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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