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Property profile & analytics
OFF-MARKET
Estimated value
$3,915,000
Warehouses
80 Sovran Dr, Webster, NY 14580-2269
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-5641771
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2009
Total area
32,080 SF
Lot
7.18 ac (312,761 SF)
Zoning code
GB
APN
264200 093.15-1-2.114
UPID
US63-5641771
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
-
Nolan's Rental Inc Rental Equipment Company
-
Totally Tent & Party Rental Party Supply Store Rental Equipment Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.87M
CAP Approach
CAP
$2.76M
Comparable Approach
Comparable
$2.94M
Blend (final)
Blend
$3.92M
Owner & transaction history
Go For It Honey LLC · 3 yrs held
Go For It Honey LLC
since 2022
Last sale
$3.9M
4 recorded transactions
Zoning & alternative use
GB · Webster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+120.4%
Auto repair, garage
$3.6M
+112.8%
Office building
$2.9M
+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
$3,980,000
ML approach
$3,870,000
CAP Approach
CAP Return
Estimation
6%
$2,990,000
6.5%
$2,760,000
7%
$2,565,000
Alternative Use
Use
Estimation
RESTAURANT
$3,770,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,640,000
Change: +113% · Conversion: Easy
OFFICE BUILDING
$2,890,000
Change: +69% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,815,000
Change: +65% · Conversion: Difficult
Blend value · Realmo final
$3.92M
Range $3.52M – $4.31M · ±10% · vs last sale $3.90M (Sep 2 2022)
Last sale anchor
$3.90M
Sep 2 2022
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
$122 / 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
$3,749,900
Assessed 2023
Previous assessed
$3,749,900
+0.0% YoY
Assessed land
$639,200
Assessed improvement
$3,110,700
Land market value
$680,008
Improvement market value
$3,309,292
Total market value
$3,989,300
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
2009
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
32,080 SF
Lot
7.18 ac (312,761 SF)
Zoning code
GB
APN
264200 093.15-1-2.114
UPID
US63-5641771
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
RESTAURANT
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.6M
OFFICE BUILDING
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.8M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2009
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
7.18 ac
Current owner
From public records · entity-resolved
Go For It Honey LLC
Entity
Mailing address
3353 BRIGHTON HENRIETTA TOWN LINE RD, ROCHESTER, NY 14623-2842
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
$3,900,000
Go For It Honey LLC
Bernmar LLC
Warranty Deed
$1,950,000 · Bernmar LLC
Sep 2, 2022
—
Go For It Honey LLC
—
Deed
related
$1,950,000 · M & T Bank
Aug 13, 2008
$300,000
Bernmar LLC
Ridgeway Dev INC
Warranty Deed
—
—
—
Bernmar LLC
—
Deed Of Trust
related
$1,500,000 · Northwest Savings 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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