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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Warehouses
10 Lancaster Pkwy, Lancaster, NY 14086-9713
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-2821415
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2005
Total area
7,020 SF
Lot
1.9 ac (82,764 SF)
Zoning code
LI
APN
145289 94.00-3-34.1
UPID
US63-2821415
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
-
MDS Associates Building Supply General Contractor
-
MDS Associates, Inc. Medical Supply Store
-
National Trench Safety - Formerly Vellano Shoring & Supply (Bike/Boat/Book/etc) Store Rental Equipment Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$690k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$505k
Blend (final)
Blend
$650k
Owner & transaction history
Rexford Holding Group LLC · 3 yrs held
Rexford Holding Group LLC
since 2023
Last sale
$650,000
3 recorded transactions
Zoning & alternative use
LI · Lancaster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+196.7%
Restaurant
$960,000
+179.1%
Neighborhood: shopping center
$950,000
+176.5%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$675,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,020,000
Change: +197% · Conversion: Moderate
RESTAURANT
$960,000
Change: +179% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$950,000
Change: +176% · Conversion: Moderate
OFFICE BUILDING
$820,000
Change: +139% · Conversion: Difficult
COMMERCIAL (GENERAL)
$710,000
Change: +107% · Conversion: Difficult
AUTO REPAIR, GARAGE
$705,000
Change: +105% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $650k (Jan 24 2023)
Last sale anchor
$650k
Jan 24 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
$93 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$500,000
Assessed 2023
Previous assessed
$650,000
-23.1% YoY
Assessed land
$94,000
Assessed improvement
$406,000
Land market value
$125,333
Improvement market value
$541,334
Total market value
$666,667
Applied tax rate
145,201.0000
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
2005
Heating
NONE
Stories
1
Total area
7,020 SF
Lot
1.9 ac (82,764 SF)
Zoning code
LI
APN
145289 94.00-3-34.1
UPID
US63-2821415
Jurisdiction
ERIE
Zoning & alternative use
LI · Lancaster, NY
Zoning LI · permitted uses
LI · Lancaster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.0M
RESTAURANT
Est. value
$960,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$950,000
OFFICE BUILDING
Est. value
$820,000
COMMERCIAL (GENERAL)
Est. value
$710,000
AUTO REPAIR, GARAGE
Est. value
$705,000
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2005
Heating
NONE
Stories
1
Lot
1.9 ac
Current owner
From public records · entity-resolved
Rexford Holding Group LLC
Entity
Mailing address
1132 ARDSLEY PL, THE VILLAGES, FL 32163-2386
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
Jan 24, 2023
$650,000
Rexford Holding Group LLC
Keith A Wilkinson
Warranty Deed
$400,000 · Keith Wilkinson
Dec 21, 2017
$590,000
Keith A Wilkinson
Fonda Holding Group INC
Warranty Deed
—
—
—
Fonda Holding Group INC
—
Deed Of Trust
related
$600,000 · Trustco 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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