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Property profile & analytics
OFF-MARKET
Estimated value
$2,730,000
Warehouses
11234 Main St, Clarence, NY 14031-1716
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-0528403
Property profile
Verified
Property type
Warehouses
Use group
BULK STORAGE, TANKS
Year built
1966
Total area
13,512 SF
Lot
4.8 ac (209,088 SF)
Zoning code
17
APN
145689 60.03-1-9
UPID
US63-0528403
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
-
LocalStorage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$2.73M
Owner & transaction history
Washington Street Clarence LLC · 5 yrs held
Washington Street Clarence LLC
since 2021
Last sale
$2.8M
5 recorded transactions
Zoning & alternative use
17 · Clarence, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,655,000
ML approach
$2,720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.73M
Range $2.46M – $3.00M · ±10% · vs last sale $2.78M (Mar 11 2021)
Last sale anchor
$2.78M
Mar 11 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
$202 / 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
$2,000,000
Assessed 2023
Previous assessed
$790,000
+153.2% YoY
Assessed land
$67,100
Assessed improvement
$1,932,900
Land market value
$67,100
Improvement market value
$1,932,900
Total market value
$2,000,000
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
Warehouses
Use group
BULK STORAGE, TANKS
Status
Off-Market
Year built
1966
Heating
NONE
Cooling
PARTIAL
Buildings
4
Stories
1
Total area
13,512 SF
Lot
4.8 ac (209,088 SF)
Zoning code
17
APN
145689 60.03-1-9
UPID
US63-0528403
Jurisdiction
ERIE
Zoning & alternative use
17 · Clarence, NY
Zoning 17 · permitted uses
17 · Clarence, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clarence. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1966
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Lot
4.8 ac
Current owner
From public records · entity-resolved
Washington Street Clarence LLC
Entity
Mailing address
1023 WASHINGTON ST APT #1, HOBOKEN, NJ 07030-5231
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2021
—
Washington Street Clarence LLC
—
Deed
related
$7,250,000 · Lmf Commercial LLC
Mar 11, 2021
$2,775,000
Washington Street Clarence LLC
11234 Main Street INC
Bargain And Sale Deed
—
Mar 11, 2021
—
Washigton Street Clarence LLC
—
Deed
related
$1,275,000 · 11234 Main Street INC
—
—
11234 Main Street INC
—
Deed Of Trust
related
$300,000 · General Motors Acceptance Corp
—
—
11234 Main Street INC
—
Deed Of Trust
related
$250,000 · General Motors Acceptance Corp
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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