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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Office buildings
2655 Millersport Hwy, Getzville, NY 14068-7099
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-3970586
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Total area
5,745 SF
Lot
1.82 ac (79,279 SF)
APN
142289 41.15-1-15
UPID
US63-3970586
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
-
Excellence Property Management, Inc. Property Management Company
-
Buffalo Flooring Carpet & Flooring Store Hardware & Home Improvement
-
United States Postal Service Shipping And Mailing Service Post Office
-
Philip F. Ricotta PHD Physician
-
ANYDOMAINS.XYZ (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$848k
Blend (final)
Blend
$1.10M
Owner & transaction history
West Herr Acquisitions LLC · 4 yrs held
West Herr Acquisitions LLC
since 2021
Last sale
$975,000
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$835,000
+24.4%
Restaurant
$785,000
+17.0%
Neighborhood: shopping center
$780,000
+15.9%
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 Getzville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Getzville 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
$1,280,000
ML approach
$1,185,000
CAP Approach
CAP Return
Estimation
6%
$1,445,000
6.5%
$1,335,000
7%
$1,240,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$670,000
Current use
RETAIL STORES
$835,000
Change: +24% · Conversion: Moderate
RESTAURANT
$785,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$780,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $975k (Sep 22 2021)
Last sale anchor
$975k
Sep 22 2021
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
$191 / 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
$15,790
Tax year 2019
Assessed value
$600,000
Assessed 2023
Previous assessed
$600,000
+0.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$275,000
Assessed improvement
$325,000
Land market value
$443,548
Improvement market value
$524,194
Total market value
$967,742
Applied tax rate
142,203.0000
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
1996
Heating
NONE
Buildings
1
Stories
1
Total area
5,745 SF
Lot
1.82 ac (79,279 SF)
APN
142289 41.15-1-15
UPID
US63-3970586
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$670,000
RETAIL STORES
Est. value
$835,000
RESTAURANT
Est. value
$785,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$780,000
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1996
Heating
NONE
Stories
1
Buildings
1
Lot
1.82 ac
Current owner
From public records · entity-resolved
West Herr Acquisitions LLC
Entity
Mailing address
PO BOX 1998, BLASDELL, NY 14219-0198
Ownership since
2021
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
Sep 22, 2021
$975,000
West Herr Acquisitions LLC
Post 1996 Highway Company LLC
Bargain And Sale Deed
—
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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