Entity Owned Property summary
AI-generated overview
This remodeled commercial-conversion property is located on Southwestern Boulevard in the commercial district and sits on a 0.66-acre lot. The building has approximately 2,756 square feet of living area and features two separate entrances, supporting multiple business uses and/or divided workspace configurations. One side of the first floor includes a reception area, three private offices, a kitchen, and a full bathroom; the opposite side includes a conference room, an additional office, and a no-step entry. The second level includes a spacious loft that can function as an office or secondary reception area, a half bath, a smaller office, and a storage room. A mostly finished partial basement includes a second kitchenette, an additional office, and a storage/utility area. The site provides parking with egress options onto Southwestern and Pleasant, and the driveway is sealed. Zoning has been newly approved for a four-story building.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1978
Total area
2,036 SF
Lot
0.66 ac (28,750 SF)
Zoning code
B1
APN
146089 152.19-1-8.1
UPID
US63-3429095
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hair Salon Nail Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$315k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$325k
Owner & transaction history
since 2026
2 recorded transactions
Zoning & alternative use
B1 · Orchard Park, NY
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 9 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$325k
Value range
$293k – $358k
±10% around blend
Estimated value / SF
$160 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
90
$293k
blend $325k
$358k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,036 SF
Lot area
0.66 ac
Year built
1978
Stories
2
APN
146089 152.19-1-8.1
Zoning
B1
Assessed value
$123,050
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
$293k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.1 mi away · 1,488 SF
2.2 mi away · 1,638 SF
2.6 mi away · 1,875 SF
3.9 mi away · 1,734 SF
4.8 mi away · 1,716 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$325k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$139
+15%
Submarket 33 sales
$139
+15%
County 1188 sales
$83
+93%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $160/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 · 9 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$123k
Move the market yield to see immediate price impact.
Value / SF
$60
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%
$8k
$155k
$111k
$86k
$9k
$172k
$123k
$96k
$9k
$190k
$135k
$105k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$345k
0.7 mi · Feb 2026 · $195/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$123,050
Assessed 2023
Previous assessed
$123,050
+0.0% YoY
Assessed land
$28,200
Assessed improvement
$94,850
Land market value
$82,938
Improvement market value
$278,962
Total market value
$361,900
Applied tax rate
146,001.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1978
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
2,036 SF
Lot
0.66 ac (28,750 SF)
Zoning code
B1
APN
146089 152.19-1-8.1
UPID
US63-3429095
Jurisdiction
ERIE
Zoning & alternative use
B1 · Orchard Park, NYZoning B1 · permitted uses
B1 · Orchard Park, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.66 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B1
Jurisdiction
Orchard Park, NY
Recorded code
B1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B1 in Orchard Park, NY.
What opens after registration
Zoning profile
2 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.
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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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