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Property profile & analytics
OFF-MARKET
Estimated value
$1,815,000
Investment properties
1170 Rdg Rd, Webster, NY 14580-2977
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-0097464
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2005
Total area
21,980 SF
Lot
3.05 ac (132,858 SF)
APN
265489 080.09-3-1.31
UPID
US63-0097464
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
-
Avian Rochester, LLC Engineering Consultant
-
Dr. Mallory Sabin Physician
-
Frontier Kitchens Hardware & Home Improvement Furniture & Home Goods
-
Young Nails & Spa Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$1.82M
Owner & transaction history
Ashworth Property Group LLC · 3 yrs held
Ashworth Property Group LLC
since 2022
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+33.9%
Auto repair, garage
$2.5M
+29.3%
Office building
$2.0M
+2.7%
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
$1,835,000
ML approach
$1,815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,930,000
Current use
RESTAURANT
$2,585,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,495,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$1,980,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$1.82M
Range $1.63M – $2.00M · ±10% · vs last sale $1.80M (Jul 26 2022)
Last sale anchor
$1.80M
Jul 26 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
$83 / 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
$1,800,000
Assessed 2023
Previous assessed
$2,342,600
-23.2% YoY
Assessed land
$500,000
Assessed improvement
$1,300,000
Land market value
$862,069
Improvement market value
$2,241,379
Total market value
$3,103,448
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2005
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
1
Stories
1
Bathrooms
2
Total area
21,980 SF
Lot
3.05 ac (132,858 SF)
APN
265489 080.09-3-1.31
UPID
US63-0097464
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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
RESTAURANT
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2005
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
2
Lot
3.05 ac
Current owner
From public records · entity-resolved
Ashworth Property Group LLC
Entity
Mailing address
895 BANNERWOOD DR, ONTARIO, NY 14519-9010
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2025
—
Ashworth Property Group LLC
—
Deed
related
$1,242,000 · Empire State Certified Development Corpo
Jul 26, 2022
$1,800,000
Ashworth Property Group LLC
Goal Investments INC
Bargain And Sale Deed
$1,509,000 · The Canandaigua National Bank & Tru
Feb 8, 2018
$840,000
Goal Investments INC
2152 Empire Boulevard LLC
Grant Deed
—
Feb 8, 2018
—
Goal Investments INC
—
Deed
related
$1,960,000 · Visions FCU
Nov 22, 2017
—
2152 Empire Boulevard LLC
Pelusio Family Partners LLC
Grant Deed
related
—
Mar 2, 2005
$500,000
Pelusio Family Partners LLC
Ridge Road Dev LLC
Grant Deed
—
—
—
Pelusio Family Partners LLC
—
Loan Modification, Consolidation And Extension
related
$2,300,000 · Visions FCU
—
—
Pelusio Family Partners LLC
—
Deed Of Trust
related
$846,471 · Visions FCU
—
—
Goal Investments INC
—
Loan Modification
related
$1,960,000 · Visions FCU
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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