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Property profile & analytics
OFF-MARKET
Estimated value
$9,435,000
Manufacturing properties
800 Phillips Rd, Webster, NY 14580-9720
Entity Owned
Free & Clear
Property ID
US63-0902657
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
2006
Total area
185,429 SF
Lot
5.81 ac (253,084 SF)
APN
265401 065.19-1-1./IDA
UPID
US63-0902657
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
-
Xerox Corporation (Bike/Boat/Book/etc) Store Printing Service
-
Building 111, Xerox Corporation Corporate Office Business Park
-
Distribution Distribution Center Logistics Company
-
FedEx Drop Box Shipping Company Freight Service
-
Building 207, Xerox Corporation Corporate Office Business Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.80M
Comparable Approach
Comparable
$10.02M
Blend (final)
Blend
$9.44M
Owner & transaction history
XEROX CORPORATION
XEROX CORPORATION
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$12.9M
+103.4%
Warehouse, storage
$9.9M
+55.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$13,870,000
6.5%
$12,800,000
7%
$11,885,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,360,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$12,935,000
Change: +103% · Conversion: Difficult
WAREHOUSE, STORAGE
$9,890,000
Change: +56% · Conversion: Easy
Blend value · Realmo final
$9.44M
Range $8.49M – $10.38M · ±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
$51 / 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
$13,002,000
Assessed 2023
Previous assessed
$13,002,000
+0.0% YoY
Assessed land
$48,300
Assessed improvement
$12,953,700
Land market value
$83,276
Improvement market value
$22,333,924
Total market value
$22,417,200
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
Manufacturing properties
Use group
HEAVY MANUFACTURING
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
216
Stories
5
Total area
185,429 SF
Lot
5.81 ac (253,084 SF)
APN
265401 065.19-1-1./IDA
UPID
US63-0902657
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
INDUSTRIAL (GENERAL) Current
Est. value
$6.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.9M
WAREHOUSE, STORAGE
Est. value
$9.9M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2006
Heating
NONE
Cooling
Yes
Stories
5
Buildings
216
Lot
5.81 ac
Current owner
From public records · entity-resolved
XEROX CORPORATION
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 9601, WEBSTER, NY 14580-7571
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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