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Property profile & analytics
OFF-MARKET
Estimated value
$6,575,000
Office buildings
40 George Karl Blvd, Williamsville, NY 14221-7183
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-5343453
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2018
Total area
60,268 SF
Lot
5 ac (217,800 SF)
APN
142289 81.02-2-12.12
UPID
US63-5343453
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
-
Thomas Pfiffner, MD Alternative Medicine Practice
-
Bennett Rehabilitation Institute - Susan E. Bennett PT & Associates Physician
-
Buffalo Rehab Group Physician
-
Dr. John Pollina, MD, University at Buffalo Neurosurgery Physician
-
Dr. Joshua Meyers, MD, University at Buffalo Neurosurgery Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.58M
Owner & transaction history
Spectre Amherst LLC · 6 yrs held
Spectre Amherst LLC
since 2019
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.2M
+8.7%
Retail stores
$8.7M
+2.0%
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 Williamsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsville 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
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,485,000
Current use
COMMERCIAL (GENERAL)
$9,225,000
Change: +9% · Conversion: Easy
RETAIL STORES
$8,655,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,820,000
Change: -8% · Conversion: Difficult
RESTAURANT
$7,460,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$6.58M
Range $5.92M – $7.23M · ±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
$109 / 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
$37,587
Tax year 2019
Assessed value
$6,561,000
Assessed 2023
Previous assessed
$6,561,000
+0.0% YoY
Effective rate
0.57%
On assessed value
Assessed land
$700,000
Assessed improvement
$5,861,000
Land market value
$1,129,032
Improvement market value
$9,453,226
Total market value
$10,582,258
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2018
Heating
NONE
Stories
2
Total area
60,268 SF
Lot
5 ac (217,800 SF)
APN
142289 81.02-2-12.12
UPID
US63-5343453
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
$8.5M
COMMERCIAL (GENERAL)
Est. value
$9.2M
RETAIL STORES
Est. value
$8.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.8M
RESTAURANT
Est. value
$7.5M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
2018
Heating
NONE
Stories
2
Lot
5 ac
Current owner
From public records · entity-resolved
Spectre Amherst LLC
Entity
Mailing address
6105 TRANSIT RD, EAST AMHERST, NY 14051-2611
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Oct 24, 2019
—
Spectre Amherst LLC
—
Deed
related
$1,677,000 · Northwest Bk
—
—
Spectre Amherst LLC
—
Loan Modification
related
—
—
—
Spectre Amherst LLC
—
Deed Of Trust
related
$1,677,000 · Northwest Bk
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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