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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Office buildings
1500 Un Rd, West Seneca, NY 14224-2171
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-0230476
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Total area
8,568 SF
Lot
0.43 ac (18,900 SF)
Zoning code
10
APN
146800 134.59-5-11.1
UPID
US63-0230476
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
-
Gregg S. Horwitz: Allstate Insurance Insurance Agency
-
Aesthetic & Wellness Suites Alternative Medicine Practice Spa & Massage Center
-
CarePatrol of Buffalo-Niagara Nursing Home Retirement Community
-
Ilianna Hair & Beauty Hair Salon
-
Aurora Environmental Environmental Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$1.07M
Owner & transaction history
1971 Abbott Road LLC · 10 yrs held
1971 Abbott Road LLC
since 2016
7 recorded transactions
Zoning & alternative use
10 · West Seneca, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+6.9%
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 West Seneca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Seneca 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
OFFICE BUILDING
$1,150,000
Current use
RETAIL STORES
$1,230,000
Change: +7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,110,000
Change: -3% · Conversion: Difficult
RESTAURANT
$1,060,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±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 2019Property tax & assessments
Tax year 2019
Tax billed
$28,784
Tax year 2019
Assessed value
$315,000
Assessed 2023
Previous assessed
$315,000
+0.0% YoY
Effective rate
9.14%
On assessed value
Assessed land
$50,000
Assessed improvement
$265,000
Land market value
$192,308
Improvement market value
$1,019,230
Total market value
$1,211,538
Applied tax rate
146,801.0000
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
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
8,568 SF
Lot
0.43 ac (18,900 SF)
Zoning code
10
APN
146800 134.59-5-11.1
UPID
US63-0230476
Jurisdiction
ERIE
Zoning & alternative use
10 · West Seneca, NY
Zoning 10 · permitted uses
10 · West Seneca, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Seneca. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING Current
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
1989
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
1971 Abbott Road LLC
Entity
Mailing address
1500 UN RD, WEST SENECA, NY 14224-2171
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
May 19, 2021
—
1971 Abbott Road LLC
—
Deed
related
$34,000 · M & T Bank
Mar 17, 2021
—
1971 Abbott Road LLC
—
Deed
related
$349,000 · M & T Bank
Feb 4, 2016
$55,000
1971 Abbott Road LLC
Bear Property Group LLC
Warranty Deed
—
May 29, 2015
$500,000
1971 Abbott Road LLC
Bear Property Group LLC
Warranty Deed
—
Jul 13, 2009
$630,000
Bear Prop Group LLC
1500 Union Road LLC
Grant Deed
$550,000 · Standard Insurance Co
Dec 14, 2006
$630,000
1500 Union Road LLC
Pirritano Frank A Trust
Warranty Deed
—
—
—
Bear Property Group LLC
—
Loan Modification
related
$550,000 · Miscellaneous Ins Co
—
—
1500 Union Road LLC
—
Deed Of Trust
related
$550,000 · 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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