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Property profile & analytics
OFF-MARKET
Estimated value
$8,505,000
Super regional malls
900 Holt Rd, Webster, NY 14580-9102
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-3233557
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1990
Total area
98,258 SF
Lot
28.47 ac (1,240,153 SF)
APN
265489 079.12-1-6.211
UPID
US63-3233557
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
-
Joseph E Van Cura, OD Physician
-
Cardtronics ATM Atm
-
Wegmans Catering Take-out & Catering Catering Service
-
Nicholas K. Davis, OD Physician
-
higi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.38M
Blend (final)
Blend
$8.51M
Owner & transaction history
Hobby Lobby Stores INC · 3 yrs held
Hobby Lobby Stores INC
since 2023
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.6M
+68.5%
Auto repair, garage
$11.2M
+62.7%
Office building
$8.9M
+29.2%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,855,000
Current use
RESTAURANT
$11,550,000
Change: +69% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,150,000
Change: +63% · Conversion: Difficult
OFFICE BUILDING
$8,855,000
Change: +29% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,625,000
Change: +26% · Conversion: Easy
Blend value · Realmo final
$8.51M
Range $7.65M – $9.36M · ±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
$87 / 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
$13,747,600
Assessed 2023
Previous assessed
$13,747,600
+0.0% YoY
Assessed land
$1,032,500
Assessed improvement
$12,715,100
Land market value
$1,780,176
Improvement market value
$21,922,624
Total market value
$23,702,800
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1990
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
98,258 SF
Lot
28.47 ac (1,240,153 SF)
APN
265489 079.12-1-6.211
UPID
US63-3233557
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.9M
RESTAURANT
Est. value
$11.6M
AUTO REPAIR, GARAGE
Est. value
$11.2M
OFFICE BUILDING
Est. value
$8.9M
COMMERCIAL (GENERAL)
Est. value
$8.6M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1990
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
28.47 ac
Current owner
From public records · entity-resolved
Hobby Lobby Stores INC
Entity
Free & Clear · 3 yrs held
Mailing address
7707 SW 44TH ST, OKLAHOMA CITY, OK 73179-4808
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2023
$66,221
Hobby Lobby Stores INC
Wegmans Food Markets INC
Lease
—
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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