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Property profile & analytics
OFF-MARKET
Estimated value
$1,120,000
Grocery and convenience stores
24 Washington St, Ellicottville, NY 14731-9717
Entity Owned
16-yr Hold
Free & Clear
Property ID
US63-3048518
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1969
Total area
14,964 SF
Lot
1.2 ac (52,272 SF)
Zoning code
05 - COMMERCIAL
APN
043601 55.036-1-1.1
UPID
US63-3048518
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
by Request
Comparable Approach
Comparable
$945k
Blend (final)
Blend
$1.12M
Owner & transaction history
Greenbriar Ellicottville LLC · 16 yrs held
Greenbriar Ellicottville LLC
since 2009
2 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Ellicottville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+41.8%
Auto repair, garage
$1.3M
+26.8%
Office building
$1.1M
+9.6%
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 Ellicottville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ellicottville 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
$1,030,000
Current use
RESTAURANT
$1,460,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,305,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$1,125,000
Change: +10% · Conversion: Easy
COMMERCIAL (GENERAL)
$995,000
Change: -3% · Conversion: Easy
WAREHOUSE, STORAGE
$860,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.01M – $1.23M · ±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
$75 / 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
Property tax & assessments
Assessed value
$557,000
Assessed 2023
Previous assessed
$557,000
+0.0% YoY
Assessed land
$162,000
Assessed improvement
$395,000
Land market value
$249,231
Improvement market value
$607,692
Total market value
$856,923
Applied tax rate
43,601.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1969
Heating
NONE
Buildings
1
Stories
1
Total area
14,964 SF
Lot
1.2 ac (52,272 SF)
Zoning code
05 - COMMERCIAL
APN
043601 55.036-1-1.1
UPID
US63-3048518
Jurisdiction
CATTARAUGUS
Zoning & alternative use
05 - COMMERCIAL · Ellicottville, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Ellicottville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ellicottville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$995,000
WAREHOUSE, STORAGE
Est. value
$860,000
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1969
Heating
NONE
Stories
1
Buildings
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Greenbriar Ellicottville LLC
Entity
Free & Clear · 16 yrs held
Mailing address
570 DELAWARE AVE, BUFFALO, NY 14202-1206
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2009
$652,500
Greenbriar Ellicottville LLC
Border Oil & Gas Co INC
Grant Deed
—
Dec 8, 2009
$72,500
Greenbriar Ellicottville LLC
Border Oil & Gas Co INC
Grant Deed
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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