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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Golf courses & driving ranges
12292 Clarence Ctr Rd, Akron, NY 14001-9334
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US63-2933970
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
2004
Total area
7,632 SF
Lot
160.83 ac (7,005,755 SF)
Zoning code
11
APN
145689 46.00-4-49.11
UPID
US63-2933970
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
-
The Sterling at Arrowhead Golf Club Wedding Service
-
Timberlodge at Arrowhead Golf Club Wedding Service
-
Arrowhead Golf Club Golf Course
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$908k
Blend (final)
Blend
$950k
Owner & transaction history
Arrowhead Settlement LLC · 8 yrs held
Arrowhead Settlement LLC
since 2018
7 recorded transactions
Zoning & alternative use
11 · Akron, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+167.6%
Restaurant
$1.0M
+151.7%
Neighborhood: shopping center
$1.0M
+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
$1,110,000
Change: +168% · Conversion: Difficult
RESTAURANT
$1,045,000
Change: +152% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,035,000
Change: +149% · Conversion: Difficult
OFFICE BUILDING
$890,000
Change: +115% · Conversion: Difficult
AUTO REPAIR, GARAGE
$765,000
Change: +85% · Conversion: Difficult
COMMERCIAL (GENERAL)
$630,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$124 / 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
$3,200,000
Assessed 2023
Previous assessed
$2,921,025
+9.6% YoY
Assessed land
$685,000
Assessed improvement
$2,515,000
Land market value
$685,000
Improvement market value
$2,515,000
Total market value
$3,200,000
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
2004
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
7,632 SF
Lot
160.83 ac (7,005,755 SF)
Zoning code
11
APN
145689 46.00-4-49.11
UPID
US63-2933970
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
$1.1M
RESTAURANT
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
OFFICE BUILDING
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$630,000
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2004
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
160.83 ac
Current owner
From public records · entity-resolved
Arrowhead Settlement LLC
Entity
Mailing address
12292 CLARENCE CTR RD, AKRON, NY 14001-9334
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2019
—
Arrowhead Timberlodge LLC
—
Deed Of Trust
related
$3,000,000 · Bank Of Akron
Jun 5, 2018
—
Arrowhead Settlement LLC
Arrowhead Timberlodge LLC
Quit Claim Deed
$1,900,000 · Bank Of Akron
Jun 5, 2018
$2,576,000
Arrowhead Links LLC
Arrowhead Links LLC
Warranty Deed
—
Jul 26, 2013
—
Arrowhead Links LLC
Golf Club Links Arrowhead
Quit Claim Deed
related
—
Jun 28, 2013
—
Arrowhead Golf Club Links LLC
Erie County Indl Dev Agency
Quit Claim Deed
related
—
Jan 9, 2012
—
Arrowhead Golf Club Links LLC
Arrowhead Golf Club Links LLC
Quit Claim Deed
related
—
Apr 27, 2005
—
Erie County Indl Dev Agcy
Arrowhead Gold Club Links LLC
Quit Claim Deed
related
—
—
—
Arrowhead Links LLC
—
Deed Of Trust
related
$1,700,000 · Bank Of Akron
—
—
Arrowhead Timberlodge LLC
—
Loan Modification
related
$1,161,063 · Bank Of Akron
—
—
Arrowhead Timberlodge LLC
—
Loan Modification
related
$1,900,000 · Bank Of Akron
—
—
Arrowhead Timberlodge LLC
—
Deed Of Trust
related
$245,000 · Bank Of Akron
—
—
Erie County Indl Dev Agency
—
Deed Of Trust
related
$4,000,000 · Miscellaneous Ins Co
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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