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Property profile & analytics
FOR LEASE
Office buildings
1695 Empire Blvd, Webster, NY 14580
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-6206720
For Lease
1 / 13
$18 SF/Yr
1695 Empire Blvd, Webster, NY 14580
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Total area
10,344 SF
Lot
1.23 ac (53,579 SF)
Zoning code
LB
APN
264200 093.15-2-53
UPID
US63-6206720
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
-
Harborside Dental Team Dental Office
-
Scruples Hair Design & Body Hair Salon Nail Salon
-
Exhale Spa By Meranda Alternative Medicine Practice Spa & Massage Center
-
BWell Physician
-
Matthew Wolfe Dental Office Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.25M
Owner & transaction history
1695 Empire Boulevard LLC · 1 yrs held
1695 Empire Boulevard LLC
since 2024
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
LB · Webster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+30.4%
Auto repair, garage
$1.2M
+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
$1,250,000
ML approach
$1,250,000
CAP Approach
CAP Return
Estimation
6%
$1,385,000
6.5%
$1,280,000
7%
$1,185,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$930,000
Current use
RESTAURANT
$1,215,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,175,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$910,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.25M (Sep 23 2024)
Last sale anchor
$1.25M
Sep 23 2024
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
$121 / 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
$1,334,000
Assessed 2023
Previous assessed
$1,334,000
+0.0% YoY
Assessed land
$223,000
Assessed improvement
$1,111,000
Land market value
$237,226
Improvement market value
$1,181,874
Total market value
$1,419,100
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
For Lease
Year built
1993
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
10,344 SF
Lot
1.23 ac (53,579 SF)
Zoning code
LB
APN
264200 093.15-2-53
UPID
US63-6206720
Jurisdiction
MONROE
Zoning & alternative use
LB · Webster, NY
Zoning LB · permitted uses
LB · 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
$930,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$910,000
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
1993
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
1695 Empire Boulevard LLC
Entity
Mailing address
1695 EMPIRE BLVD, WEBSTER, NY 14580-2149
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2024
$1,250,000
1695 Empire Boulevard LLC
Bay Breeze Offices LLC
Bargain And Sale Deed
$1,125,000 · Joseph Viola
Oct 12, 2016
—
Bay Breeze Offices LLC
—
Deed
related
$800,000 · Lyons Nat'l Bk
Mar 31, 2005
$925,000
Bay Breeze Offices LLC
1695 Empire Boulevard Assocs L
Grant Deed
related
$786,250 · Citibank NA
—
—
Bay Breeze Offices LLC
—
Deed Of Trust
related
$771,075 · Standard Insurance Co
—
—
Bay Breeze Offices LLC
—
Deed Of Trust
related
$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.
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