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Property profile & analytics
OFF-MARKET
Estimated value
$4,660,000
Grocery and convenience stores
450 Ww Ave 500, Rochester, NY 14611-2579
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-2257237
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1998
Total area
54,505 SF
Lot
4.9 ac (213,444 SF)
APN
261400 120.40-1-2.003
UPID
US63-2257237
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
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
John T. Mazur, RPh Pharmacy
-
Pace Bikeshare: Tops West Ave Bike Sharing Station
-
Primo Water Refill & Exchange Big Box & Wholesale Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.66M
Owner & transaction history
Rss Wfcm 2016 C 32 Ny P 9 T LLC · 2 yrs held
Rss Wfcm 2016 C 32 Ny P 9 T LLC
since 2023
Last sale
$4.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.0M
+85.9%
Restaurant
$4.4M
+65.2%
Commercial (general)
$3.9M
+45.3%
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
$4,820,000
ML approach
$4,605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,980,000
Change: +86% · Conversion: Difficult
RESTAURANT
$4,430,000
Change: +65% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,895,000
Change: +45% · Conversion: Easy
MEDICAL BUILDING
$3,030,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$4.66M
Range $4.19M – $5.13M · ±10% · vs last sale $4.61M (May 18 2023)
Last sale anchor
$4.61M
May 18 2023
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
$85 / 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
$2,452,700
Assessed 2023
Previous assessed
$2,452,700
+0.0% YoY
Assessed land
$294,000
Assessed improvement
$2,158,700
Land market value
$354,217
Improvement market value
$2,600,843
Total market value
$2,955,060
Applied tax rate
261,400.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
PARTIAL
Stories
1
Total area
54,505 SF
Lot
4.9 ac (213,444 SF)
APN
261400 120.40-1-2.003
UPID
US63-2257237
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
AUTO REPAIR, GARAGE
Est. value
$5.0M
RESTAURANT
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.0M
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL 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
1998
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.9 ac
Current owner
From public records · entity-resolved
Rss Wfcm 2016 C 32 Ny P 9 T LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1950 BRIGHTON HENRIETTA TOWN LINE RD, ROCHESTER, NY 14623-2543
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 7, 2023
—
Rss Wfcm 2016 C 32 Ny P 9 T LLC
Pdq 9604 Tops LLC
Correction Deed
related
—
May 18, 2023
$4,609,768
Rss Wfcm2016 C32 Ny P9t LLC
Pdq 9604 Tops LLC
Warranty Deed
—
Nov 29, 2005
$5,350,000
Pdq 9604 Tops LLC
Hague Corp
Warranty Deed
—
—
—
Pdq 9604 Tops LLC
—
Deed Of Trust
related
$217,874 · Rialto Mtg Fin
—
—
Pdq 9604 Tops LLC
—
Loan Modification, Consolidation And Extension
related
$4,000,000 · Rialto Mtg Fin
—
—
Pdq 9604 Tops LLC
—
Deed Of Trust
related
$4,300,000 · Ubs Real Estate Investment INC
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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