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Property profile & analytics
OFF-MARKET
Estimated value
$280,000
Investment properties
1673 Empire Blvd Webster, NY 14580-2128
Entity Owned
~
Est. High Equity
Property ID
US63-1685537
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1989
Total area
1,968 SF
Lot
0.35 ac (15,246 SF)
Zoning code
LB
APN
264200 093.19-1-43
UPID
US63-1685537
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
-
Hairzoo Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$280k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$280k
Owner & transaction history
Sonboro LLC
Sonboro LLC
since 2026
7 recorded transactions
Zoning & alternative use
LB · Webster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$280k
Range $252k – $308k · ±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
$142 / 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
$215,500
Assessed 2023
Previous assessed
$215,500
+0.0% YoY
Assessed land
$87,100
Assessed improvement
$128,400
Land market value
$92,678
Improvement market value
$136,622
Total market value
$229,300
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1989
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
1,968 SF
Lot
0.35 ac (15,246 SF)
Zoning code
LB
APN
264200 093.19-1-43
UPID
US63-1685537
Jurisdiction
MONROE
Zoning & alternative use
LB · Webster, NYZoning LB · permitted uses
LB · Webster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Sonboro LLC
Entity
Mailing address
1673 EMPIRE BLVD, WEBSTER, NY 14580-2128
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2026
$425,000
Sonboro LLC
Elaine Reed Irrevocable Trust
Deed
$340,000 · The Canandaigua National Bank & Tru
Aug 16, 2023
—
Gary Reed JR
Elaine Reed
Intrafamily Transfer
related
—
Aug 19, 2022
—
Elaine Reed
Gary Reed
Intrafamily Transfer
related
—
Apr 20, 2005
—
Gary Reed
Reed,gary
Quit Claim Deed
related
$220,000 · Upstate National Bank
—
—
Gary Reed
—
Deed Of Trust
related
$1,239,000 · Cit Small Business Lending Co
—
—
Gary Reed
—
Deed Of Trust
related
$220,000 · Upstate National Bank
—
—
Gary Reed
—
Deed Of Trust
related
$636,000 · New York Business Dev Corp
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.
Try Rey
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