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Property profile & analytics
OFF-MARKET
Estimated value
$2,735,000
Motels
41 Main St, Pittsford, NY 14534-4432
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US63-0508551
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1975
Total area
44,728 SF
Lot
2.1 ac (91,476 SF)
APN
264601 151.18-1-48.1
UPID
US63-0508551
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
-
41 North Main Street Parking Parking Lot & Garage
-
The Del Monte Lodge Renaissance Rochester Hotel & Spa Hotel & Motel
-
Erie Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.70M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.74M
Owner & transaction history
Del Monte Lodge LLC · 11 yrs held
Del Monte Lodge LLC
since 2014
3 recorded transactions
Zoning & alternative use
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 Pittsford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsford 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%
$2,920,000
6.5%
$2,695,000
7%
$2,505,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,030,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.74M
Range $2.46M – $3.01M · ±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
$61 / 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
$5,000,000
Assessed 2023
Previous assessed
$5,000,000
+0.0% YoY
Assessed land
$387,500
Assessed improvement
$4,612,500
Land market value
$538,191
Improvement market value
$6,406,209
Total market value
$6,944,400
Applied tax rate
264,601.0000
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1975
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
44,728 SF
Lot
2.1 ac (91,476 SF)
APN
264601 151.18-1-48.1
UPID
US63-0508551
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
OFFICE BUILDING
Est. value
$4.0M
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
1975
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
2.1 ac
Current owner
From public records · entity-resolved
Del Monte Lodge LLC
Entity
Mailing address
909 LINDEN AVE, ROCHESTER, NY 14625-2711
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2018
—
Del Monte Lodge LLC
—
Deed
related
$5,000,000 · M&t Bk
Sep 17, 2014
$63,190
Del Monte Lodge LLC
Ej Del Monte Corp
Quit Claim Deed
related
$2,242,577 · M&t Bk
—
—
Del Monte Lodge LLC
—
Deed Of Trust
related
$5,000,000 · 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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