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Property profile & analytics
OFF-MARKET
Estimated value
$1,930,000
Skating rinks
675 Ling Rd Rochester, NY 14612-1940
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3649219
Property profile
Verified
Property type
Skating rinks
Use group
SKATING RINK, ICE SKATING, ROLLER SKATING
Year built
1985
Total area
62,700 SF
Lot
3.44 ac (149,846 SF)
Zoning code
05 - COMMERCIAL
APN
262800 046.02-3-4.1
UPID
US63-3649219
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
-
Horizon Fun FX Sports Field & Court
-
The Victors Gymnastics Training Center LLC Gym & Fitness Center
-
Rochester Area Right To Life Family Planning Center Abortion Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.93M
Owner & transaction history
Smithstone LLC · 3 yrs held
Smithstone LLC
since 2022
Last sale
$2.0M
3 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.1M
+157.0%
Office building
$2.6M
+118.2%
Warehouse, storage
$2.0M
+69.3%
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
$1,820,000
ML approach
$1,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,200,000
Current use
RETAIL STORES
$3,085,000
Change: +157% · Conversion: Difficult
OFFICE BUILDING
$2,620,000
Change: +118% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,030,000
Change: +69% · Conversion: Difficult
Blend value · Realmo final
$1.93M
Range $1.74M – $2.12M · ±10% · vs last sale $2.00M (Dec 29 2022)
Last sale anchor
$2.00M
Dec 29 2022
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
$31 / 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
$1,530,500
Assessed 2023
Previous assessed
$900,000
+70.1% YoY
Assessed land
$180,100
Assessed improvement
$1,350,400
Land market value
$209,419
Improvement market value
$1,570,232
Total market value
$1,779,651
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
Skating rinks
Use group
SKATING RINK, ICE SKATING, ROLLER SKATING
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
62,700 SF
Lot
3.44 ac (149,846 SF)
Zoning code
05 - COMMERCIAL
APN
262800 046.02-3-4.1
UPID
US63-3649219
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.2M
RETAIL STORES
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.6M
WAREHOUSE, STORAGE
Est. value
$2.0M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1985
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
3.44 ac
Current owner
From public records · entity-resolved
Smithstone LLC
Entity
Mailing address
591 TRIMMER RD, SPENCERPORT, NY 14559-9552
Ownership since
2022
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
May 4, 2023
—
Smithstone LLC
—
Deed
related
$835,000 · Nybdc Local Development Corporation
Dec 29, 2022
$2,000,000
Smithstone LLC
Ling Road Properties LLC
Warranty Deed
$1,012,500 · The Canandaigua National Bank & Tru
Jun 28, 2006
$850,000
Ling Road Properties LLC
Ancor LLC
Warranty Deed
$892,500 · Bank Of America
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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