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Property profile & analytics
OFF-MARKET
Estimated value
$1,835,000
Manufacturing properties
855 Hard Rd, Webster, NY 14580-8949
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-3963394
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1994
Total area
159,332 SF
Lot
13.66 ac (595,030 SF)
Zoning code
06 - INDUSTRIAL
APN
265489 079.07-1-27.2
UPID
US63-3963394
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
-
MSM Inc. Exhibit
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$1.84M
Owner & transaction history
Property 855 LLC · 2 yrs held
Property 855 LLC
since 2023
Last sale
$1.8M
3 recorded transactions
Zoning & alternative use
06 - INDUSTRIAL · Webster, NY
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
$1,965,000
ML approach
$1,925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±10% · vs last sale $1.80M (Aug 10 2023)
Last sale anchor
$1.80M
Aug 10 2023
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
$12 / 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
$3,292,700
Assessed 2023
Previous assessed
$3,292,700
+0.0% YoY
Assessed land
$302,100
Assessed improvement
$2,990,600
Land market value
$520,865
Improvement market value
$5,156,235
Total market value
$5,677,100
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
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1994
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
159,332 SF
Lot
13.66 ac (595,030 SF)
Zoning code
06 - INDUSTRIAL
APN
265489 079.07-1-27.2
UPID
US63-3963394
Jurisdiction
MONROE
Zoning & alternative use
06 - INDUSTRIAL · Webster, NY
Zoning 06 - INDUSTRIAL · permitted uses
06 - INDUSTRIAL · 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.
Building & site characteristics
From public records
Year built
1994
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
13.66 ac
Current owner
From public records · entity-resolved
Property 855 LLC
Entity
Mailing address
855 HARD RD, WEBSTER, NY 14580-8949
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2023
—
Property 855 LLC
Mirror Show Properties LLC
Intrafamily Transfer
related
—
Jul 18, 2007
$1,800,000
Mirror Show Properties LLC
Publishers Parkway LLC
Grant Deed
$2,205,000 · Manufacturers Traders & Trust
—
—
Mirror Show Properties LLC
—
Deed Of Trust
related
$1,814,000 · Monroe County Industrial Dev
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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