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Property profile & analytics
OFF-MARKET
Estimated value
$3,320,000
Hotels
717 Henrietta Rd, Rochester, NY 14623-1405
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US63-3801912
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1982
Total area
50,202 SF
Lot
2.54 ac (110,642 SF)
Zoning code
05 - COMMERCIAL
APN
262000 149.09-1-1.102
UPID
US63-3801912
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
-
Holiday Inn Express Rochester - University Area Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.32M
Owner & transaction history
River Road Hospitality Assocs · 12 yrs held
River Road Hospitality Assocs
since 2013
7 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Rochester, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.4M
+3.8%
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%
$4,865,000
6.5%
$4,490,000
7%
$4,170,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$5,160,000
Current use
AUTO REPAIR, GARAGE
$5,355,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,760,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$4,465,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.32M
Range $2.99M – $3.65M · ±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
$66 / 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
$4,932,500
Assessed 2023
Previous assessed
$4,932,500
+0.0% YoY
Assessed land
$874,500
Assessed improvement
$4,058,000
Land market value
$1,249,281
Improvement market value
$5,797,119
Total market value
$7,046,400
Applied tax rate
265,001.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1982
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
5
Total area
50,202 SF
Lot
2.54 ac (110,642 SF)
Zoning code
05 - COMMERCIAL
APN
262000 149.09-1-1.102
UPID
US63-3801912
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
HOTEL/MOTEL Current
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.5M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE 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
1982
Heating
NONE
Cooling
Yes
Stories
5
Buildings
1
Lot
2.54 ac
Current owner
From public records · entity-resolved
River Road Hospitality Assocs
Individual
Mailing address
11751 E CORNING RD, CORNING, NY 14830-3657
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2013
$4,575,000
River Road Hospitality Assocs
Chg-ham 1 LLC
Grant Deed
—
—
—
River Road Hospitality LLC
—
Deed Of Trust
related
$3,532,500 · Canandaigua National Bank
—
—
River Road Hospitality Assocs
—
Deed Of Trust
related
$1,933,671 · Canandaigua Nat'l Bk&tr
—
—
Chg-ham 1 LLC
—
Deed Of Trust
related
$2,370,995 · State Employees Cu (md)
—
—
River Road Hospitality Assocs
—
Loan Modification, Consolidation And Extension
related
$5,332,500 · Canandaigua Nat'l Bk&tr
—
—
Chg-ham 1 LLC
—
Deed Of Trust
related
$2,370,995 · State Employees Cu (md)
—
—
Chg-ham 1 LLC
—
Loan Modification
related
$113,592 · Allied/h-inns INC
—
—
River Road Hospitality Assocs
—
Deed Of Trust
related
$3,532,500 · Canandaigua Nat'l Bk&tr
—
—
Chg-ham 1 LLC
—
Deed Of Trust
related
$1,481,971 · State Employees Cu (md)
—
—
Chg-ham 1 LLC
—
Deed Of Trust
related
$647,034 · State Employees Cu (md)
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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