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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Warehouses
4 Self Storage Way Webster, NY 14580
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US63-3515961
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2005
Total area
8,600 SF
Lot
3.28 ac (142,877 SF)
Zoning code
GB
APN
264200 093.15-1-2.111
UPID
US63-3515961
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$365k
CAP Approach
CAP
$740k
Comparable Approach
Comparable
$787k
Blend (final)
Blend
$595k
Owner & transaction history
Sovran Acquisition · 20 yrs held
Sovran Acquisition
since 2006
3 recorded transactions
Zoning & alternative use
GB · Webster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$975,000
+112.8%
Office building
$775,000
+69.0%
Commercial (general)
$755,000
+64.6%
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
$365,000
CAP Approach
CAP Return
Estimation
6%
$800,000
6.5%
$740,000
7%
$685,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$460,000
Current use
AUTO REPAIR, GARAGE
$975,000
Change: +113% · Conversion: Easy
OFFICE BUILDING
$775,000
Change: +69% · Conversion: Difficult
COMMERCIAL (GENERAL)
$755,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$600,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$69 / 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
$1,658,400
Assessed 2023
Previous assessed
$1,658,400
+0.0% YoY
Assessed land
$366,400
Assessed improvement
$1,292,000
Land market value
$389,797
Improvement market value
$1,374,503
Total market value
$1,764,300
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2005
Heating
NONE
Buildings
2
Stories
1
Total area
8,600 SF
Lot
3.28 ac (142,877 SF)
Zoning code
GB
APN
264200 093.15-1-2.111
UPID
US63-3515961
Jurisdiction
MONROE
Zoning & alternative use
GB · Webster, NY
Zoning GB · permitted uses
GB · 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
WAREHOUSE, STORAGE Current
Est. value
$460,000
AUTO REPAIR, GARAGE
Est. value
$975,000
OFFICE BUILDING
Est. value
$775,000
COMMERCIAL (GENERAL)
Est. value
$755,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$600,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Heating
NONE
Stories
1
Buildings
2
Lot
3.28 ac
Current owner
From public records · entity-resolved
Sovran Acquisition
Individual
Mailing address
6467 MAIN ST, WILLIAMSVILLE, NY 14221-5856
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2006
$1,730,000
Sovran Acquisition
Ridgeway Dev INC
Warranty Deed
—
—
—
Ridgeway Dev INC
—
Deed Of Trust
related
$399,500 · Canandaigua National Bank
—
—
Ridgeway Dev INC
—
Deed Of Trust
related
$258,000 · Canandaigua National Bank
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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