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    2038 Empire Blvd Webster, NY 14580-1900
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    Property profile & analytics

    2038 Empire Blvd Webster, NY 14580-1900

    View on Map
    • Investment properties
    • 4,250 SF
    • 0.60 lot acres
    Off-Market
    Last Sale Sep 3, 2021
    Property ID
    US63-2043166
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $575,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Jillian Romano Esthetics / Spa & Massage Center
    • Be Awesome Brows LLC / Hair Salon / Nail Salon
    • Larijames Salon & Spa / Hair Salon

    Property Details for 2038 Empire Blvd

    Year built
    2005
    Lot size
    0.60 lot acres
    Property size
    4,250 SF
    Zone code
    LB
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    264200 093.02-1-3
    APU
    2642000930213

    Description

    This exceptional retail property, located at 2038 Empire Blvd in Webster, NY (14580), offers 4,250 square feet of versatile space ideal for a variety of uses. Currently housing a successful salon, the property boasts excellent visibility and signage, benefiting from a high traffic count of 17,751 AADT on Empire Blvd (from Bay Rd to Five Mile Line Rd). The location is strategically positioned near major retailers including Tire World/Firestone, Amish Exclusive, Walmart Supercenter, Wegmans, and a movie theater, ensuring high foot traffic and strong demographics. The property is easily accessible from Route 104 and I-590, providing convenient access for customers and employees. The building can be leased as a whole or subdivided into smaller suites to accommodate various business needs. The 0.60-acre site includes approximately 27 shared parking spaces. The property is also available for sale. Lease rate and triple net (NNN) terms are available upon request. More photos are available upon request.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $675,000
      6.5%
      $625,000
      7%
      $580,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $469,000
      Market price range: $283k - $470k
      AI Estimate
      $626,000
      Market price range: $245k - $626k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $375,000
      Current use
      AUTO REPAIR, GARAGE
      $480,000
      Change: +29% Conversion: Difficult
      OFFICE BUILDING
      $385,000
      Change: +3% Conversion: Easy

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Webster
    County
    Monroe
    State
    New York
    Longitude
    -77.5001
    Latitude
    43.1959
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $152,600
    $407,900
    $560,500
    -
    $162,347
    $433,953
    $596,300

    Comparable in this City

    • Value Estimation by Request
      2,430 SF

      1610 Rdg Rd

      STORE/OFFICE (MIXED USE) • 2,430 SF
      1610 Rdg Rd, Webster, NY 14580-3606
      View Details
    • Value Estimation
      $615,000
      4,450 SF

      975 Ebner Dr

      STORE/OFFICE (MIXED USE) • 4,450 SF
      975 Ebner Dr, Webster, NY 14580-9356
      View Details
    • Value Estimation
      $1,815,000
      21,980 SF

      1170 Rdg Rd

      STORE/OFFICE (MIXED USE) • 21,980 SF
      1170 Rdg Rd, Webster, NY 14580-2977
      View Details
    • Value Estimation
      $2,025,000
      14,982 SF

      985 Rdg Rd

      STORE/OFFICE (MIXED USE) • 14,982 SF
      985 Rdg Rd, Webster, NY 14580-2905
      View Details
    • Value Estimation by Request
      6,167 SF

      34 May St

      STORE/OFFICE (MIXED USE) • 6,167 SF
      34 May St, Webster, NY 14580-3055
      View Details
    • Value Estimation
      $1,525,000
      20,916 SF

      1063 Plank Rd

      STORE/OFFICE (MIXED USE) • 20,916 SF
      1063 Plank Rd, Webster, NY 14580-9350
      View Details

    Similar Nearby for Sale

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      Building Lot with Development Potential

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    • Contact for pricing

      Webster Office Space Ready

      Shell space ready for custom build-out in Webster, NY.
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      Webster Office Building For Lease

      Single tenant office building with ample parking in Webster, NY.
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      Retail Space Available For Lease

      Retail property available for lease.
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      Retail Space in Baytowne Square

      In-line retail spaces available in a neighborhood shopping center.
      1855 Empire Blvd, Webster, NY 14580
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    • Contact for pricing

      Webster Warehouse Space For Lease

      Warehouse space available in Empire Ridge Plaza, Webster, NY.
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      View Details
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    Webster, NY 14580-1900
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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