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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Showrooms
696 Rdg Rd, Webster, NY 14580-2369
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US63-6040795
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1989
Total area
5,488 SF
Lot
1.16 ac (50,530 SF)
APN
265489 079.17-1-81
UPID
US63-6040795
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
-
Coliseum Pizza Roma Restaurant
-
Garlic Pit Pasta House Restaurant
-
Kiss Me Cookie Bakery Specialty Food Shop
-
Luv A Lotl Axolotl/Reptile Boutique (Bike/Boat/Book/etc) Store Pet Store
-
Computer Works Pro, Inc. Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$805k
Comparable Approach
Comparable
$607k
Blend (final)
Blend
$740k
Owner & transaction history
Leone Development Heritage Commons · 13 yrs held
Leone Development Heritage Commons
since 2013
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$645,000
+33.9%
Auto repair, garage
$625,000
+29.3%
Office building
$495,000
+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%
$875,000
6.5%
$805,000
7%
$750,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$480,000
Current use
RESTAURANT
$645,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$625,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$495,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$647,200
Assessed 2023
Previous assessed
$647,200
+0.0% YoY
Assessed land
$138,500
Assessed improvement
$508,700
Land market value
$238,801
Improvement market value
$877,099
Total market value
$1,115,900
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
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
5,488 SF
Lot
1.16 ac (50,530 SF)
APN
265489 079.17-1-81
UPID
US63-6040795
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
COMMERCIAL (GENERAL) Current
Est. value
$480,000
RESTAURANT
Est. value
$645,000
AUTO REPAIR, GARAGE
Est. value
$625,000
OFFICE BUILDING
Est. value
$495,000
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
1989
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
Leone Development Heritage Commons
Entity
Mailing address
20 LANCER PL, WEBSTER, NY 14580-4312
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2018
—
Leone Development Heritage Commons
—
Deed
related
$183,161 · Esl FCU
Jun 4, 2013
$712,500
Leone Development Heritage Commons
Mal Holdings LLC
Warranty Deed
—
Jun 30, 2004
$622,000
Mal Holdings LLC
Geck Properties LLC
Warranty Deed
$400,000 · Genesee Regional Bank
—
—
Leone Dev Heritage Commons LLC
—
Loan Modification
related
$652,500 · Esl FCU
—
—
Mal Holdings LLC
—
Deed Of Trust
related
$175,000 · Genesee Regional Bank
—
—
Mal Holdings LLC
—
Deed Of Trust
related
$351,011 · Genesee Regional 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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