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Property profile & analytics
OFF-MARKET
Estimated value
$4,205,000
Community centers
10838 Gowanda State Rd North Collins, NY 14111-9751
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-2901790
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2019
Total area
19,097 SF
Lot
4.3 ac (187,308 SF)
APN
145801 285.07-1-20.1
UPID
US63-2901790
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.12M
CAP Approach
CAP
$3.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.21M
Owner & transaction history
Mdc Coast 17 LLC · 5 yrs held
Mdc Coast 17 LLC
since 2021
Last sale
$4.3M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.8M
+7.3%
Restaurant
$2.6M
+1.0%
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 North Collins submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Collins 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
$4,110,000
ML approach
$4,115,000
CAP Approach
CAP Return
Estimation
6%
$3,835,000
6.5%
$3,540,000
7%
$3,285,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,585,000
Current use
RETAIL STORES
$2,775,000
Change: +7% · Conversion: Easy
RESTAURANT
$2,610,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$4.21M
Range $3.78M – $4.63M · ±10% · vs last sale $4.30M (Feb 10 2021)
Last sale anchor
$4.30M
Feb 10 2021
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
$220 / 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
$614,800
Assessed 2023
Previous assessed
$614,800
+0.0% YoY
Assessed land
$28,300
Assessed improvement
$586,500
Land market value
$50,538
Improvement market value
$1,047,362
Total market value
$1,097,900
Applied tax rate
145,801.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2019
Heating
NONE
Buildings
1
Stories
1
Total area
19,097 SF
Lot
4.3 ac (187,308 SF)
APN
145801 285.07-1-20.1
UPID
US63-2901790
Jurisdiction
ERIE
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
$2.6M
RETAIL STORES
Est. value
$2.8M
RESTAURANT
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
RESTAURANT
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
2019
Heating
NONE
Stories
1
Buildings
1
Lot
4.3 ac
Current owner
From public records · entity-resolved
Mdc Coast 17 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2021
$4,298,246
Mdc Coast 17 LLC
Primax Properties LLC
Special Warranty Deed
—
Mar 20, 2019
$430,000
Primax Properties LLC
Mecca Bros INC
Warranty Deed
—
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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