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Property profile & analytics
OFF-MARKET
Estimated value
$7,130,000
Super regional malls
3771 Un Rd 3787, Cheektowaga, NY 14225-4207
Individually Owned
2-yr Hold
Free & Clear
Property ID
US63-3665120
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1995
Total area
106,062 SF
Lot
7.81 ac (340,204 SF)
Zoning code
05C
APN
143089 102.02-2-1.112
UPID
US63-3665120
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
$8.71M
Blend (final)
Blend
$7.13M
Owner & transaction history
Ulta Salon Cosmetics & Fragrance In · 2 yrs held
Ulta Salon Cosmetics & Fragrance In
since 2024
3 recorded transactions
Zoning & alternative use
05C · Cheektowaga, 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 Cheektowaga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cheektowaga 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
Blend value · Realmo final
$7.13M
Range $6.42M – $7.84M · ±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
$67 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$3,397,590
Assessed 2023
Previous assessed
$3,397,590
+0.0% YoY
Assessed land
$740,000
Assessed improvement
$2,657,590
Land market value
$813,187
Improvement market value
$2,920,428
Total market value
$3,733,615
Applied tax rate
143,002.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1995
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
106,062 SF
Lot
7.81 ac (340,204 SF)
Zoning code
05C
APN
143089 102.02-2-1.112
UPID
US63-3665120
Jurisdiction
ERIE
Zoning & alternative use
05C · Cheektowaga, NY
Zoning 05C · permitted uses
05C · Cheektowaga, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cheektowaga. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Heating
NONE
Cooling
Yes
Stories
1
Lot
7.81 ac
Current owner
From public records · entity-resolved
Ulta Salon Cosmetics & Fragrance In
Individual
Free & Clear · 2 yrs held
Mailing address
1000 REMINGTON BLVD STE #120, BOLINGBROOK, IL 60440-4708
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2024
—
Ulta Salon Cosmetics & Fragrance In
Union Consumer Improvements LLC
Lease
—
Sep 4, 2019
—
Premier Place Improvements LLC
—
Grant Deed
related
$4,000,000 · Sterling Nat'l Bk
Dec 12, 2014
$40,825,000
Consumer Improvements Ll Union
Bre Ddr Union Consumer Square
Grant 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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