Super regional malls
Entity Owned
3-yr Hold
~
Est. High Equity
Entity Owned 
For Lease
1 / 11
Contact for pricing
980 Ridge Rd, Webster, NY 14580
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Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1965
Total area
104,934 SF
Lot
17.03 ac (741,827 SF)
Zoning code
01 - NOT ZONED
APN
265489 079.15-1-3.1
UPID
US63-4235880
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Shopping Center & Mall
-
Public Library Library
-
Financial Advisor
-
Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.70M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.46M
Owner & transaction history
since 2022
Last sale
$18.6M
4 recorded transactions
Zoning & alternative use
01 - NOT ZONED · Webster, NY
Top alternative use upside
Restaurant
$12.3M
+68.5%
Auto repair, garage
$11.9M
+62.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$19.46M
Value range
$17.51M – $21.41M
±10% around blend
Estimated value / SF
$185 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$17.51M
blend $19.46M
$21.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
104,934 SF
Lot area
17.03 ac
Year built
1965
Stories
1
APN
265489 079.15-1-3.1
Assessed value
$6,798,300
3
Income approach: direct capitalization
Partial preview
Income approach indication
$21.70M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$23.50M
@ 6.5% CAP return
$21.70M
@ 7% CAP return
$20.15M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$19.46M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 37 sales
$70
+166%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $185/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+69%
vs current-use indication
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
7.40%
Implied, in-place cap rate for this super regional malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.40%
9.0%
NOI (est.)
$1.30M *
Last sale · Nov 2022
$18.59M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$17.59M
Move the market yield to see immediate price impact.
Value / SF
$168
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.90%7.40%7.90%
$1.17M
$16.98M
$15.83M
$14.83M
$1.30M
$18.86M
$17.59M
$16.48M
$1.43M
$20.75M
$19.35M
$18.12M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$6,798,300
Assessed 2023
Previous assessed
$6,798,300
+0.0% YoY
Assessed land
$1,755,500
Assessed improvement
$5,042,800
Land market value
$3,026,722
Improvement market value
$8,694,478
Total market value
$11,721,200
Applied tax rate
265,401.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
1965
Heating
NONE
Cooling
CENTRAL
Buildings
6
Stories
1
Total area
104,934 SF
Lot
17.03 ac (741,827 SF)
Zoning code
01 - NOT ZONED
APN
265489 079.15-1-3.1
UPID
US63-4235880
Jurisdiction
MONROE
Zoning & alternative use
01 - NOT ZONED · Webster, NYZoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Webster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1965
Heating
NONE
Cooling
Yes
Stories
1
Buildings
6
Lot
17.03 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
01 - NOT ZONED
Jurisdiction
Webster, NY
Recorded code
01 - NOT ZONED
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 01 - NOT ZONED in Webster, NY.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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