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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Strip malls
405 Nn Ave, Rochester, NY 14626
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-3983308
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1989
Total area
18,340 SF
Lot
1.58 ac (68,825 SF)
Zoning code
05 - COMMERCIAL
APN
262800 073.02-1-27.2
UPID
US63-3983308
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
$670k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$920k
Owner & transaction history
Kohli Capital 2 LLC · 4 yrs held
Kohli Capital 2 LLC
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+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
$695,000
ML approach
$670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,270,000
Current use
OFFICE BUILDING
$1,515,000
Change: +20% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,210,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10% · vs last sale $1.08M (Nov 23 2021)
Last sale anchor
$1.08M
Nov 23 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
$50 / 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
$900,300
Assessed 2023
Previous assessed
$1,000,000
-10.0% YoY
Assessed land
$296,600
Assessed improvement
$603,700
Land market value
$344,884
Improvement market value
$701,976
Total market value
$1,046,860
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
18,340 SF
Lot
1.58 ac (68,825 SF)
Zoning code
05 - COMMERCIAL
APN
262800 073.02-1-27.2
UPID
US63-3983308
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
$1.3M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.2M
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
1989
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1.58 ac
Current owner
From public records · entity-resolved
Kohli Capital 2 LLC
Entity
Mailing address
906 DEWEY AVE, ROCHESTER, NY 14613-1618
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$1,083,500
Kohli Capital 2 LLC
Rma 405 LLC
Warranty Deed
$983,500 · Rma 405 LLC
Feb 12, 2015
$890,000
Rma 405 LLC
North Ridge 405 LLC
Grant Deed
—
Jan 10, 2014
$1,200,000
North Ridge 405 LLC
Nrw LLC
Warranty Deed
—
May 1, 2008
$83,500
Nrw LLC
—
Loan Modification
related
$4,050,000 · Wilber National Bank
—
—
Nrw LLC
—
Deed Of Trust
related
$250,000 · Monroe Funding Corp
—
—
Nrw LLC
—
Deed Of Trust
related
$1,367,597 · Wilber National Bank
—
—
Nrw LLC
—
Loan Modification
related
$50,000 · Belair Funding Corp
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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