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Property profile & analytics
OFF-MARKET
Estimated value
$1,370,000
Office buildings
1140 Crosspointe Ln 1150 Webster, NY 14580-2988
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-5178012
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2012
Total area
11,656 SF
Lot
3.2 ac (139,392 SF)
APN
265489 080.09-3-1.002
UPID
US63-5178012
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
-
Keller Construction Company
-
Peter J. Pellittieri, DMD, PC Dental Office
-
LS Therapy Services Marriage Or Relationship Counselor Counselor
-
THE OTTOHAHN GROUP Employment Agency
-
Superior Medical Contultants Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.44M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.37M
Owner & transaction history
North Forest Properties 3 LLC · 2 yrs held
North Forest Properties 3 LLC
since 2023
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+30.4%
Auto repair, garage
$1.3M
+25.9%
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 Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Webster 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%
$1,560,000
6.5%
$1,440,000
7%
$1,335,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,050,000
Current use
RESTAURANT
$1,370,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,325,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,025,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.37M
Range $1.23M – $1.51M · ±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
$118 / 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
$1,789,900
Assessed 2023
Previous assessed
$1,789,900
+0.0% YoY
Assessed land
$259,500
Assessed improvement
$1,530,400
Land market value
$447,409
Improvement market value
$2,638,591
Total market value
$3,086,000
Applied tax rate
265,401.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2012
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
11,656 SF
Lot
3.2 ac (139,392 SF)
APN
265489 080.09-3-1.002
UPID
US63-5178012
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING Current
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
2012
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
3.2 ac
Current owner
From public records · entity-resolved
North Forest Properties 3 LLC
Entity
Mailing address
2829 WEHRLE DR STE #1, WILLIAMSVILLE, NY 14221-7387
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 28, 2023
—
North Forest Properties 3 LLC
North Forest Properties 3 LLC
Intrafamily Transfer
related
$13,750,000 · Minnesota Life Insurance Company
Mar 22, 2022
—
North Forest Properties 3 LLC
—
Deed
related
$6,359,709 · Minnesota Life Insurance Company
—
—
North Forest Properties E LLC
—
Deed Of Trust
related
$2,100,000 · Miscellaneous Ins Co
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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