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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Commercial real estate
440 Salt Rd, Webster, NY 14580-9703
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-4917430
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
18 ac (784,080 SF)
APN
265489 065.02-1-33
UPID
US63-4917430
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
-
Webster Golf Club Golf Course
-
Webster West Golf Course Golf Course
-
Webster Golf Club Practice and Driving Range Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$995k
Owner & transaction history
M And M Golf Course · 2 yrs held
M And M Golf Course
since 2024
Last sale
$994,900
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$995,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $995k (May 14 2024)
Last sale anchor
$995k
May 14 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
—
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
$159,300
Assessed 2023
Previous assessed
$159,300
+0.0% YoY
Assessed land
$150,300
Assessed improvement
$9,000
Land market value
$259,180
Improvement market value
$15,520
Total market value
$274,700
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
18 ac (784,080 SF)
APN
265489 065.02-1-33
UPID
US63-4917430
Jurisdiction
MONROE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
18 ac
Current owner
From public records · entity-resolved
M And M Golf Course
Individual
Mailing address
350 SALT RD, WEBSTER, NY 14580
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2024
$994,900
M And M Golf Course
B & C Golf Corp
Quit Claim Arm's Length For Ne States
—
Jul 26, 2005
—
B & C Golf INC
Murphy,thomas
Grant Deed
$1,000,000 · Thomas Murphy
May 11, 2005
$2,820,854
B & C Golf Corp
Murphy,thomas
Warranty Deed
$1,000,000 · Ann J Murphy
—
—
B & C Golf INC
—
Deed Of Trust
related
$920,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$300,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$300,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$920,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$750,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$283,000 · Ann J Murphy
—
—
B & C Golf INC
—
Loan Modification
related
$74,300 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Loan Modification
related
$920,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Loan Modification
related
$300,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$150,000 · Genesee Reg'l Bk
—
—
B & C Golf INC
—
Deed Of Trust
related
$615,000 · Peapack Gladstone 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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