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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Distribution centers
13000 Rte 78 East Aurora, NY 14052-9515
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-3895634
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1998
Total area
14,400 SF
Lot
3 ac (130,680 SF)
Zoning code
B
APN
146600 178.00-2-33.12
UPID
US63-3895634
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
$1.18M
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.24M
Owner & transaction history
Dumas Family LLC · 2 yrs held
Dumas Family LLC
since 2023
1 recorded transaction
Zoning & alternative use
B · East Aurora, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+133.0%
Neighborhood: shopping center
$2.0M
+130.8%
Commercial (general)
$1.9M
+129.0%
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 East Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Aurora 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%
$1,280,000
6.5%
$1,180,000
7%
$1,095,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$845,000
Current use
RESTAURANT
$1,970,000
Change: +133% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,950,000
Change: +131% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,935,000
Change: +129% · Conversion: Difficult
OFFICE BUILDING
$1,680,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,450,000
Change: +71% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±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
$86 / 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
$330,800
Assessed 2023
Previous assessed
$330,800
+0.0% YoY
Assessed land
$26,000
Assessed improvement
$304,800
Land market value
$92,857
Improvement market value
$1,088,572
Total market value
$1,181,429
Applied tax rate
144,201.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1998
Heating
NONE
Buildings
1
Stories
1
Total area
14,400 SF
Lot
3 ac (130,680 SF)
Zoning code
B
APN
146600 178.00-2-33.12
UPID
US63-3895634
Jurisdiction
ERIE
Zoning & alternative use
B · East Aurora, NY
Zoning B · permitted uses
B · East Aurora, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Aurora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$845,000
RESTAURANT
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
WAREHOUSE, STORAGE Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1998
Heating
NONE
Stories
1
Buildings
1
Lot
3 ac
Current owner
From public records · entity-resolved
Dumas Family LLC
Entity
Free & Clear · 2 yrs held
Mailing address
12613 CENTERLINE RD, SOUTH WALES, NY 14139-9767
Ownership since
2023
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
Dec 27, 2023
—
Dumas Family LLC
James Dumas
Intrafamily Transfer
related
—
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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