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Property profile & analytics
OFF-MARKET
Bars & Pubs
499 Monroe Ave Rochester, NY 14607-3720
Entity Owned
~
Est. High Equity
Property ID
US63-6198303
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1920
Total area
4,447 SF
Lot
0.11 ac (4,800 SF)
APN
261400 121.58-3-2
UPID
US63-6198303
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Abuolba Properties LLC
Abuolba Properties LLC
since 2026
Last sale
$285,000
7 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$217,900
Assessed 2023
Previous assessed
$217,900
+0.0% YoY
Assessed land
$28,600
Assessed improvement
$189,300
Land market value
$34,458
Improvement market value
$228,072
Total market value
$262,530
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1920
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
4,447 SF
Lot
0.11 ac (4,800 SF)
APN
261400 121.58-3-2
UPID
US63-6198303
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
Building & site characteristics
From public records
Year built
1920
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Abuolba Properties LLC
Entity
Mailing address
495 MONROE AVE, ROCHESTER, NY 14607-3720
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
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
Jan 7, 2026
—
Abuolba Properties LLC
Azzam Properties LLC
Quitclaim Deed
related
—
Dec 19, 2023
—
Azzam Properties LLC
Azzam Abuolba
Intrafamily Transfer
related
—
Oct 3, 2023
$285,000
Azzam Abuolba
499 Monroe LLC
Warranty Deed
—
Apr 23, 2007
$220,000
499 Monroe LLC
Santini,thomas E
Warranty Deed
$154,000 · Equity One Mortgage Co
—
—
499 Monroe LLC
—
Deed Of Trust
related
$15,267 · Joseph & Lorraine Cucit
—
—
499 Monroe LLC
—
Deed Of Trust
related
$145,000 · Joseph & Lorraine Cucit
—
—
Thomas E Santini
—
Deed Of Trust
related
$215,000 · E Laurie Bittner
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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