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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Office buildings
1678 Empire Blvd Webster, NY 14580-1895
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-4296960
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2000
Total area
7,875 SF
Lot
0.76 ac (33,106 SF)
Zoning code
BN-R
APN
264200 093.19-1-45.12
UPID
US63-4296960
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
-
Robbins Eye Eye Care Center Surgical Center
-
Robbins Laser Site Eye Care Center
-
Robbins Laser Eye: Yorks Susan E OD Physician
-
Aesthetic Restoration Dental Lab Dental Office
-
Allan Robbins Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$719k
Blend (final)
Blend
$655k
Owner & transaction history
Fallone Family Associates LP · 4 yrs held
Fallone Family Associates LP
since 2022
2 recorded transactions
Zoning & alternative use
BN-R · Webster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$925,000
+30.4%
Auto repair, garage
$895,000
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$710,000
Current use
RESTAURANT
$925,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$895,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$690,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$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
$872,100
Assessed 2023
Previous assessed
$872,100
+0.0% YoY
Assessed land
$161,600
Assessed improvement
$710,500
Land market value
$171,921
Improvement market value
$755,879
Total market value
$927,800
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2000
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,875 SF
Lot
0.76 ac (33,106 SF)
Zoning code
BN-R
APN
264200 093.19-1-45.12
UPID
US63-4296960
Jurisdiction
MONROE
Zoning & alternative use
BN-R · Webster, NY
Zoning BN-R · permitted uses
BN-R · Webster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Webster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$710,000
RESTAURANT
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$690,000
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
2000
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.76 ac
Current owner
From public records · entity-resolved
Fallone Family Associates LP
Entity
Mailing address
70 QUAIL LN, ROCHESTER, NY 14624-1063
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2022
—
Fallone Family Associates LP
—
Deed
related
$3,000,000 · The Lyons National Bank
Sep 27, 2018
—
Fallone Family Associates LP
—
Loan Modification
related
$2,800,000 · Lyons Nat'l Bk
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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