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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Retail space
700 Rdg Rd, Rochester, NY 14621-1719
Entity Owned
9-yr Hold
Free & Clear
Property ID
US63-3386457
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Total area
11,572 SF
Lot
0.74 ac (32,234 SF)
Zoning code
05 - COMMERCIAL
APN
263400 091.07-1-90.1
UPID
US63-3386457
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
$1.12M
Blend (final)
Blend
$1.22M
Owner & transaction history
720 E Ridge Road Fs LLC · 9 yrs held
720 E Ridge Road Fs LLC
since 2017
4 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$945,000
+66.3%
Auto repair, garage
$870,000
+52.6%
Commercial (general)
$820,000
+44.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$945,000
Change: +66% · Conversion: Easy
AUTO REPAIR, GARAGE
$870,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$820,000
Change: +44% · Conversion: Easy
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±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
$105 / 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
$6,950,000
Assessed 2023
Previous assessed
$2,964,000
+134.5% YoY
Assessed land
$550,100
Assessed improvement
$6,399,900
Land market value
$550,100
Improvement market value
$6,399,900
Total market value
$6,950,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2008
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
11,572 SF
Lot
0.74 ac (32,234 SF)
Zoning code
05 - COMMERCIAL
APN
263400 091.07-1-90.1
UPID
US63-3386457
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
RESTAURANT
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$870,000
COMMERCIAL (GENERAL)
Est. value
$820,000
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2008
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
720 E Ridge Road Fs LLC
Entity
Free & Clear · 9 yrs held
Mailing address
720 E RDG RD, ROCHESTER, NY 14621-1719
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2017
$7,300,000
720 E Ridge Road Fs LLC
Tau Ny-nj LLC
Grant Deed
—
Feb 7, 2011
$5,225,000
Arc Wgirdny001 LLC
Point Five Dev Ridge & Hudson
Warranty Deed
—
Apr 27, 2007
$20,201
Five Dev Ridge Point
—
Trustees Deed
related
$4,601,527 · Manufacturers Traders & Trust
Jan 10, 2007
$750,000
Five Dev Ridge Point
Exxonmobil Oil Corp
Grant Deed
$800,000 · Manufacturers Traders & Trust
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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