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Property profile & analytics
OFF-MARKET
Office buildings
23 Main St Holland, NY 14080-9509
Individually Owned
2-yr Hold
Free & Clear
Property ID
US63-0986119
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1900
Total area
4,664 SF
Lot
0.12 ac (5,227 SF)
APN
145000 246.15-4-17
UPID
US63-0986119
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
-
Gail O'donnell Ophthalmologist (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Michael F Zehler · 2 yrs held
Michael F Zehler
since 2024
Last sale
$249,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Holland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holland 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$149,500
Assessed 2023
Previous assessed
$149,500
+0.0% YoY
Assessed land
$5,800
Assessed improvement
$143,700
Land market value
$9,668
Improvement market value
$239,532
Total market value
$249,200
Applied tax rate
145,001.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1900
Heating
STEAM
Buildings
1
Stories
2
Total area
4,664 SF
Lot
0.12 ac (5,227 SF)
APN
145000 246.15-4-17
UPID
US63-0986119
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1900
Heating
STEAM
Stories
2
Buildings
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Michael F Zehler
Individual
Free & Clear · 2 yrs held
Mailing address
8691 VERMONT HL RD, HOLLAND, NY 14080-9785
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2024
$440,000
Michael F Zehler
Michael J Galante
Warranty Deed
—
Jul 1, 2024
$224,900
Michelle T Florell
Richard C Waterstram
Warranty Deed
—
Jul 1, 2024
$350,000
Taneisha A Facey
Kurt D Kennedy
Warranty Deed
$332,500 · Premium Mortgage Corp
Jul 1, 2024
$210,000
Joel R Sturtz
Jd7 LLC
Warranty Deed
$224,867 · Plaza Home Mortgage INC
Jul 1, 2024
$490,000
Ryan Patrick Harding
William A Anderson
Warranty Deed
$392,000 · Crosscountry Mortgage LLC
Jul 1, 2024
$249,000
Cbc North Main LLC
23 North Main LLC
Warranty Deed
$219,000 · 23 North Main LLC
Jul 1, 2024
—
Bogdan Kotnis
Bogdan Kotnis
Intrafamily Transfer
related
—
Jul 1, 2024
$36,894
Alicia A Morrison
John B Morrison
Warranty Deed
related
—
Jun 22, 2010
$115,000
23 North Main LLC
Bulas,annette M
Warranty Deed
—
—
—
Annette M Bulas
—
Deed Of Trust
related
$20,000 · County Of Erie
—
—
Annette Bulas
—
Deed Of Trust
related
$85,100 · J P Morgan Chase Bank
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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