Individually Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Total area
14,976 SF
Lot
1.55 ac (67,518 SF)
Zoning code
SC-3
APN
142289 67.12-2-4.1
UPID
US63-3251726
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.84M
Owner & transaction history
Zoning & alternative use
SC-3 · Amherst, NY
Zoning description
No. 21-2017 ] Overlay Zoning Districts (-TNB) Traditional Neighborhood Business Overlay District MIXED-USE ZONING DISTRICTS [Added 10-17-2022 by L.L. No. 19-2022 ] TI-2.5 Traditional Infill 2.5 TI-4 Traditional Infill 4…
General category
UNKNOWN
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.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.84M
Value range
$1.66M – $2.02M
±10% around blend
Estimated value / SF
$123 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$1.66M
blend $1.84M
$2.02M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,976 SF
Lot area
1.55 ac
Year built
1999
Stories
1
APN
142289 67.12-2-4.1
Zoning
SC-3
Assessed value
$2,604,000
Annual tax
$95,164
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.25M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.43M
@ 6.5% CAP return
$2.25M
@ 7% CAP return
$2.09M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.84M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 33 sales
$144
-14%
County 57 sales
$145
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $123/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
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$2.60M
Move the market yield to see immediate price impact.
Value / SF
$174
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%
$164k
$3.28M
$2.34M
$1.82M
$182k
$3.65M
$2.60M
$2.03M
$201k
$4.01M
$2.86M
$2.23M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$95,164
Tax year 2019
Assessed value
$2,604,000
Assessed 2023
Previous assessed
$2,900,000
-10.2% YoY
Effective rate
3.65%
On assessed value
Assessed land
$550,000
Assessed improvement
$2,054,000
Land market value
$887,097
Improvement market value
$3,312,903
Total market value
$4,200,000
Applied tax rate
142,207.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
14,976 SF
Lot
1.55 ac (67,518 SF)
Zoning code
SC-3
APN
142289 67.12-2-4.1
UPID
US63-3251726
Jurisdiction
ERIE
Zoning & alternative use
SC-3 · Amherst, NYZoning SC-3 · permitted uses
SC-3 · Amherst, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
No. 21-2017 ] Overlay Zoning Districts (-TNB) Traditional Neighborhood Business Overlay District MIXED-USE ZONING DISTRICTS [Added 10-17-2022 by L.L. No. 19-2022 ] TI-2.5 Traditional Infill 2.5 TI-4 Traditional Infill 4…
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
SC-3
UNKNOWN
Jurisdiction
Amherst, NY
Recorded code
SC-3
Official district
SC-3
Official district profile
What the municipal code says about SC-3
Zoning description
No. 21-2017 ] Overlay Zoning Districts (-TNB) Traditional Neighborhood Business Overlay District MIXED-USE ZONING DISTRICTS [Added 10-17-2022 by L.L. No. 19-2022 ] TI-2.5 Traditional Infill 2.5 TI-4 Traditional Infill 4…
General category
UNKNOWN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SC-3 in Amherst, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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