Entity Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1958
Total area
1,425 SF
Lot
24.6 ac (1,071,576 SF)
Zoning code
OB
APN
142289 81.02-1-10.1
UPID
US63-1306148
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$275k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$250k
Owner & transaction history
since 2005
3 recorded transactions
Zoning & alternative use
OB · Amherst, NY
Zoning description
Office Building District (OB) § 4-3 Neighborhood Business District (NB) § 4-4 General Business District (GB) § 4-5 Commercial Service District (CS) § 4-6 Motor Service District (MS) § 4-7 Shopping Center District (SC) §…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$250k
Value range
$225k – $275k
±10% around blend
Estimated value / SF
$175 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$225k
blend $250k
$275k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,425 SF
Lot area
24.6 ac
Year built
1958
Stories
2
APN
142289 81.02-1-10.1
Zoning
OB
Assessed value
$960,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$151k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.2 mi away · 1,496 SF
6.9 mi away · 1,840 SF
6.9 mi away · 1,581 SF
7.1 mi away · 1,580 SF
7.8 mi away · 1,792 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$250k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 41 sales
$153
+15%
Submarket 808 sales
$78
+124%
County 1188 sales
$83
+112%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $175/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$960k
Move the market yield to see immediate price impact.
Value / SF
$674
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$60k
$1.21M
$864k
$672k
$67k
$1.34M
$960k
$747k
$74k
$1.48M
$1.06M
$821k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$167k
5.8 mi · Sep 2025 · $107/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$960,000
Assessed 2023
Previous assessed
$960,000
+0.0% YoY
Assessed land
$960,000
Land market value
$1,548,387
Total market value
$1,548,387
Applied tax rate
142,203.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1958
Heating
STEAM
Stories
2
Bathrooms
1
Total area
1,425 SF
Lot
24.6 ac (1,071,576 SF)
Zoning code
OB
APN
142289 81.02-1-10.1
UPID
US63-1306148
Jurisdiction
ERIE
Zoning & alternative use
OB · Amherst, NYZoning OB · permitted uses
OB · Amherst, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Office Building District (OB) § 4-3 Neighborhood Business District (NB) § 4-4 General Business District (GB) § 4-5 Commercial Service District (CS) § 4-6 Motor Service District (MS) § 4-7 Shopping Center District (SC) §…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1958
Heating
STEAM
Stories
2
Bathrooms
1
Lot
24.6 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
OB
COMMERCIAL
Jurisdiction
Amherst, NY
Recorded code
OB
Official district
OB
Official district profile
What the municipal code says about OB
Zoning description
Office Building District (OB) § 4-3 Neighborhood Business District (NB) § 4-4 General Business District (GB) § 4-5 Commercial Service District (CS) § 4-6 Motor Service District (MS) § 4-7 Shopping Center District (SC) §…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OB in Amherst, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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