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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Office buildings
1150 Wehrle Dr, Williamsville, NY 14221-7735
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0084919
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Total area
6,434 SF
Lot
1.67 ac (72,745 SF)
APN
142289 81.13-2-9
UPID
US63-0084919
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
-
Pearl Connections Telecommunications Service General Contractor
-
TCD Medical PLLC Physician
-
improved data services Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$727k
Blend (final)
Blend
$620k
Owner & transaction history
Tck Holdings LLC · 2 yrs held
Tck Holdings LLC
since 2024
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$985,000
+8.7%
Retail stores
$925,000
+2.0%
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 Williamsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsville 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
$660,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$905,000
Current use
COMMERCIAL (GENERAL)
$985,000
Change: +9% · Conversion: Easy
RETAIL STORES
$925,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$835,000
Change: -8% · Conversion: Difficult
RESTAURANT
$795,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $550k (Jun 21 2023)
Last sale anchor
$550k
Jun 21 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
$96 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$14,216
Tax year 2019
Assessed value
$510,000
Assessed 2023
Previous assessed
$510,000
+0.0% YoY
Effective rate
2.79%
On assessed value
Assessed land
$115,000
Assessed improvement
$395,000
Land market value
$185,484
Improvement market value
$637,097
Total market value
$822,581
Applied tax rate
142,203.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Heating
NONE
Buildings
1
Stories
1
Total area
6,434 SF
Lot
1.67 ac (72,745 SF)
APN
142289 81.13-2-9
UPID
US63-0084919
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
OFFICE BUILDING Current
Est. value
$905,000
COMMERCIAL (GENERAL)
Est. value
$985,000
RETAIL STORES
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$835,000
RESTAURANT
Est. value
$795,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Heating
NONE
Stories
1
Buildings
1
Lot
1.67 ac
Current owner
From public records · entity-resolved
Tck Holdings LLC
Entity
Mailing address
5505 MAIN STA, WILLIAMSVILLE, NY 14221-6759
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2024
$550,000
Tck Holdings LLC
1150 Webrie Drive LLC
Correction Deed
related
—
Jun 21, 2023
$550,000
Tck Holdings LLC
1150 Wehrle LLC
Warranty Deed
$440,000 · S & T Bank
Jul 12, 2019
—
1150 Wehrle Drive LLC
—
Deed
related
$30,000 · Northwest Bk
Nov 21, 2011
$475,000
1150 Wehrle Drive LLC
Elderwood Associates LP
Grant Deed
—
Sep 7, 2006
$580,000
Crossmark INC
1150 Wehrle Drive LLC
Grant Deed
—
Sep 7, 2006
$450,000
Elderwood Associates
Crossmark INC
Grant Deed
—
—
—
1150 Wehrle Drive LLC
—
Deed Of Trust
related
$30,000 · Northwest Bk
—
—
Elderwood Associates
—
Deed Of Trust
related
$395,000 · Evans National 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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