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Property profile & analytics
OFF-MARKET
Estimated value
$2,260,000
Commercial land
3340 Millersport Hwy 3370, Getzville, NY 14068-1122
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-3770103
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
3.45 ac (150,282 SF)
Zoning code
MFR-4A
APN
142289 27.20-2-32.21
UPID
US63-3770103
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
$2.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.26M
Owner & transaction history
Plutus Development LLC · 4 yrs held
Plutus Development LLC
since 2021
Last sale
$2.3M
2 recorded transactions
Zoning & alternative use
MFR-4A · Getzville, NY
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 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
$2,150,000
ML approach
$2,285,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±10% · vs last sale $2.25M (Oct 19 2021)
Last sale anchor
$2.25M
Oct 19 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
—
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
$43,700
Assessed 2023
Previous assessed
$43,700
+0.0% YoY
Assessed land
$43,700
Land market value
$70,484
Total market value
$70,484
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
3.45 ac (150,282 SF)
Zoning code
MFR-4A
APN
142289 27.20-2-32.21
UPID
US63-3770103
Jurisdiction
ERIE
Zoning & alternative use
MFR-4A · Getzville, NY
Zoning MFR-4A · permitted uses
MFR-4A · Getzville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Getzville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
3.45 ac
Current owner
From public records · entity-resolved
Plutus Development LLC
Entity
Mailing address
500 LEBRUN RD, AMHERST, NY 14226-4217
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2021
$2,250,000
Plutus Development LLC
Morgan Property Management Group Ll
Bargain And Sale Deed
$7,942,570 · Lake Shore Savings Bank
Jul 3, 2017
—
Imperium Ents INC
Pia Lucente
Warranty 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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