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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Warehouses
615 Phillips Rd, Webster, NY 14580
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-0399994
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
6,450 SF
Lot
1.72 ac (74,923 SF)
APN
265489 065.03-1-2.41
UPID
US63-0399994
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
$500k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
$406k
Blend (final)
Blend
$520k
Owner & transaction history
615 Phillips Road LLC · 4 yrs held
615 Phillips Road LLC
since 2021
Last sale
$600,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$760,000
+120.4%
Auto repair, garage
$730,000
+112.8%
Office building
$580,000
+69.0%
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
$455,000
ML approach
$500,000
CAP Approach
CAP Return
Estimation
6%
$600,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$345,000
Current use
RESTAURANT
$760,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$730,000
Change: +113% · Conversion: Easy
OFFICE BUILDING
$580,000
Change: +69% · Conversion: Difficult
COMMERCIAL (GENERAL)
$565,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$450,000
Change: +31% · Conversion: Moderate
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $600k (Oct 8 2021)
Last sale anchor
$600k
Oct 8 2021
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
$81 / 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
$364,000
Assessed 2023
Previous assessed
$364,000
+0.0% YoY
Assessed land
$101,900
Assessed improvement
$262,100
Land market value
$175,694
Improvement market value
$451,906
Total market value
$627,600
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
1998
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,450 SF
Lot
1.72 ac (74,923 SF)
APN
265489 065.03-1-2.41
UPID
US63-0399994
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
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$345,000
RESTAURANT
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$580,000
COMMERCIAL (GENERAL)
Est. value
$565,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$450,000
WAREHOUSE, STORAGE Current
RESTAURANT
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
1998
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
615 Phillips Road LLC
Entity
Free & Clear · 4 yrs held
Mailing address
625 PHILLIPS RD, WEBSTER, NY 14580-9760
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
$600,000
615 Phillips Road LLC
Press Citizen Company INC
Bargain And Sale Deed
—
Feb 16, 2005
—
Gloria Nasello
Nasello,anthony
Quit Claim Deed
related
—
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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