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Property profile & analytics
OFF-MARKET
Estimated value
$16,220,000
Grocery and convenience stores
525 Titus Ave, Rochester, NY 14617-3501
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-2558702
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1991
Total area
102,337 SF
Lot
10.5 ac (457,380 SF)
Zoning code
05 - COMMERCIAL
APN
263400 076.14-5-10./B
UPID
US63-2558702
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
-
Irondequoit Liquor (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Little Caesars Pizza Restaurant
-
Dollar General Discount Store
-
Sean P. Amy, RPh Pharmacy
-
Teresa J. Belmont, PT Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.22M
Owner & transaction history
Daniel G Kamin Titus Avenue LLC · 2 yrs held
Daniel G Kamin Titus Avenue LLC
since 2023
Last sale
$16.5M
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
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
Method
Estimation
Statistic approach
$17,195,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$23,135,000
6.5%
$21,355,000
7%
$19,830,000
Blend value · Realmo final
$16.22M
Range $14.60M – $17.84M · ±10% · vs last sale $16.45M (Dec 27 2023)
Last sale anchor
$16.45M
Dec 27 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
$158 / 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
$8,950,000
Assessed 2023
Previous assessed
$7,346,900
+21.8% YoY
Assessed land
$1,087,500
Assessed improvement
$7,862,500
Land market value
$1,087,500
Improvement market value
$7,862,500
Total market value
$8,950,000
Applied tax rate
263,403.0000
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
1991
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
102,337 SF
Lot
10.5 ac (457,380 SF)
Zoning code
05 - COMMERCIAL
APN
263400 076.14-5-10./B
UPID
US63-2558702
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.
Building & site characteristics
From public records
Year built
1991
Heating
NONE
Cooling
Yes
Stories
1
Lot
10.5 ac
Current owner
From public records · entity-resolved
Daniel G Kamin Titus Avenue LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 24470, ROCHESTER, NY 14624-0470
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2023
$7,810,000
Daniel G Kamin Titus Avenue LLC
Sky Irondequoit LLC
Bargain And Sale Deed
—
Dec 27, 2023
$16,450,000
Sky Irondequoit LLC
Irondequoit Plaza Associates LP
Bargain And Sale Deed
—
Jul 15, 2014
—
Irondequoit Plaza Assocs LP
—
Loan Modification
related
$19,100,000 · Barclays Bk/plc
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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