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Property profile & analytics
OFF-MARKET
Estimated value
$1,670,000
Showrooms
1998 Empire Blvd, Webster, NY 14580-1979
Entity Owned
21-yr Hold
Free & Clear
Property ID
US63-0164132
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1990
Total area
12,357 SF
Lot
2.37 ac (103,237 SF)
Zoning code
LB
APN
264200 093.02-1-12.002
UPID
US63-0164132
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
-
Salatino Gary J DDS Dental Office
-
Canandaigua National Bank & Trust Bank Loan Service
-
Matsunami Karate Sports School
-
Dr. David J. Reed DDS Dental Office
-
Jack & Jill Child Care Centers Inc Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.82M
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.67M
Owner & transaction history
Empire Park Management LLC · 21 yrs held
Empire Park Management LLC
since 2004
7 recorded transactions
Zoning & alternative use
LB · Webster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+33.9%
Auto repair, garage
$1.4M
+29.3%
Office building
$1.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,970,000
6.5%
$1,820,000
7%
$1,690,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,085,000
Current use
RESTAURANT
$1,455,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,405,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$1,115,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$1.67M
Range $1.50M – $1.84M · ±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
$135 / 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
$1,529,500
Assessed 2023
Previous assessed
$1,385,500
+10.4% YoY
Assessed land
$382,900
Assessed improvement
$1,146,600
Land market value
$407,334
Improvement market value
$1,219,766
Total market value
$1,627,100
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
12,357 SF
Lot
2.37 ac (103,237 SF)
Zoning code
LB
APN
264200 093.02-1-12.002
UPID
US63-0164132
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.37 ac
Current owner
From public records · entity-resolved
Empire Park Management LLC
Entity
Free & Clear · 21 yrs held
Mailing address
PO BOX 17199, ROCHESTER, NY 14617-0199
Ownership since
2004
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
Jun 17, 2020
—
Empire Park Management LLC
—
Deed
related
$760,000 · The Canandaigua National Bank & Trust Co
Jul 21, 2016
—
East Main Merchant Assn LLC
—
Deed
related
$1,128,600 · Canandaigua Nat'l Bk&tr
Nov 23, 2004
$2,100,000
Empire Park Management LLC
Empire Park Associates
Warranty Deed
related
—
—
—
Empire Park Management LLC
—
Deed Of Trust
related
$3,600,000 · Canandaigua National Bank
—
—
Empire Park Management LLC
—
Loan Modification
related
$1,137,500 · Canandaigua Nat'l Bk&tr
—
—
Empire Park Management LLC
—
Loan Modification
related
$3,600,000 · Ncb Savings Bank
—
—
East Main Merchant Assn LLC
—
Deed Of Trust
related
$1,128,600 · Canandaigua Nat'l Bk&tr
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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