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Property profile & analytics
FOR LEASE
Investment properties
10995 Main St Clarence, NY 14031
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US63-4142765
For Lease
1 / 19
$15 SF/Yr
10995 Main St, Clarence, NY 14031
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Property summary
AI-generated overview
This exceptional 3,796 square foot commercial space, located at 10995 Main St in Clarence Hollow, Erie County, presents a unique opportunity for a variety of businesses. Currently configured as a single unit, this adaptable space can be easily divided into two 1,900 square foot units via an existing demising wall. The high ceilings (11 feet) and expansive layout (approximately 52' x 73') offer significant flexibility for retail, medical office, storage, or other small business uses. The property boasts excellent visibility on Main Street, situated between Salt Road and The Great Pumpkin Farm, ensuring high traffic and exposure. Ample parking is available on a paved lot accommodating 30+ vehicles. The building's location offers convenient access for both employees and customers. This property is ideal for businesses seeking a prominent location with significant space and parking in a thriving community. The space is available for lease and is ready for immediate occupancy. Owners are readily available on-site. Contact us today to schedule a viewing and explore the possibilities.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1981
Total area
12,036 SF
Lot
4.43 ac (192,971 SF)
APN
143200 72.00-4-13.2
UPID
US63-4142765
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
-
Picone Construction Corporation Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.63M
Owner & transaction history
10995 Main LLC · 15 yrs held
10995 Main LLC
since 2010
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+22.2%
Restaurant
$1.6M
+14.9%
Neighborhood: shopping center
$1.6M
+13.9%
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 Clarence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarence 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%
$1,885,000
6.5%
$1,740,000
7%
$1,615,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,430,000
Current use
RETAIL STORES
$1,750,000
Change: +22% · Conversion: Easy
RESTAURANT
$1,645,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,630,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,405,000
Change: -2% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,210,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.47M – $1.79M · ±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
$135 / 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
$1,220,000
Assessed 2023
Previous assessed
$1,220,000
+0.0% YoY
Assessed land
$180,000
Assessed improvement
$1,040,000
Land market value
$225,000
Improvement market value
$1,300,000
Total market value
$1,525,000
Applied tax rate
143,201.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
1981
Heating
NONE
Buildings
2
Stories
1
Total area
12,036 SF
Lot
4.43 ac (192,971 SF)
APN
143200 72.00-4-13.2
UPID
US63-4142765
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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.8M
RESTAURANT
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1981
Heating
NONE
Stories
1
Buildings
2
Lot
4.43 ac
Current owner
From public records · entity-resolved
10995 Main LLC
Entity
Mailing address
10995 MAIN ST, CLARENCE, NY 14031-1735
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
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
Oct 15, 2010
$450,000
10995 Main LLC
Schultz,kelly
Warranty Deed
$864,000 · Hsbc Bank USA
—
—
Kelly Schultz
—
Deed Of Trust
related
$350,000 · Bank Of Akron
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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