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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Golf courses & driving ranges
12287 Clarence Ctr Rd, Akron, NY 14001-9334
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-5178906
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
2005
Total area
8,370 SF
Lot
59 ac (2,570,040 SF)
Zoning code
11
APN
145689 46.00-4-50.111
UPID
US63-5178906
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$701k
Blend (final)
Blend
$775k
Owner & transaction history
Daniel W Dressell JR · 4 yrs held
Daniel W Dressell JR
since 2022
1 recorded transaction
Zoning & alternative use
11 · Akron, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+167.6%
Restaurant
$1.1M
+151.7%
Neighborhood: shopping center
$1.1M
+149.3%
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 Akron submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Akron 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,215,000
Change: +168% · Conversion: Difficult
RESTAURANT
$1,145,000
Change: +152% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,135,000
Change: +149% · Conversion: Difficult
OFFICE BUILDING
$980,000
Change: +115% · Conversion: Difficult
AUTO REPAIR, GARAGE
$840,000
Change: +85% · Conversion: Difficult
COMMERCIAL (GENERAL)
$695,000
Change: +52% · Conversion: Difficult
WAREHOUSE, STORAGE
$490,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$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
$780,000
Assessed 2023
Assessed land
$316,000
Assessed improvement
$464,000
Land market value
$316,000
Improvement market value
$464,000
Total market value
$780,000
Applied tax rate
145,601.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
2005
Heating
STEAM
Stories
1
Bathrooms
1
Total area
8,370 SF
Lot
59 ac (2,570,040 SF)
Zoning code
11
APN
145689 46.00-4-50.111
UPID
US63-5178906
Jurisdiction
ERIE
Zoning & alternative use
11 · Akron, NY
Zoning 11 · permitted uses
11 · Akron, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Akron. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.2M
RESTAURANT
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$980,000
AUTO REPAIR, GARAGE
Est. value
$840,000
COMMERCIAL (GENERAL)
Est. value
$695,000
WAREHOUSE, STORAGE
Est. value
$490,000
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
STEAM
Stories
1
Bathrooms
1
Lot
59 ac
Current owner
From public records · entity-resolved
Daniel W Dressell JR
Individual
Mailing address
43 CONRAD ST, DEPEW, NY 14043-4506
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2022
$255,000
Daniel W Dressell JR
Arrowhead Settlement LLC
Warranty Deed
$204,000 · Premium Mortgage 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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