Entity Owned Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2013
Total area
96,190 SF
Lot
41.04 ac (1,787,702 SF)
Zoning code
BUS-IND
APN
145289 105.00-2-9.111
UPID
US63-3102004
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
$13.90M
Comparable Approach
Comparable
$13.34M
Blend (final)
Blend
$12.69M
Owner & transaction history
since 2022
Last sale
$13,041
2 recorded transactions
Zoning & alternative use
BUS-IND · Lancaster, NY
Top alternative use upside
Retail stores
$14.0M
+43.7%
Restaurant
$13.1M
+35.1%
Neighborhood: shopping center
$13.0M
+33.9%
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.
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.69M
Value range
$11.42M – $13.96M
±10% around blend
Estimated value / SF
$132 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$11.42M
blend $12.69M
$13.96M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
96,190 SF
Lot area
41.04 ac
Year built
2013
Stories
1
APN
145289 105.00-2-9.111
Zoning
BUS-IND
Assessed value
$9,300,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.90M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$15.06M
@ 6.5% CAP return
$13.90M
@ 7% CAP return
$12.91M
4
Sales comparison
Partial preview
Sales approach indication
$13.34M
Range $4.64M – $13.34M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.69M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 25 sales
$101
+30%
Submarket 82 sales
$90
+47%
County 1188 sales
$83
+59%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $132/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+44%
vs current-use indication
Restaurant
Neighborhood: Shopping Center
Office Building
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
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.
17% off on annual
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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$13k
Move the market yield to see immediate price impact.
Value / SF
$0
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%
$822
$16k
$12k
$9k
$913
$18k
$13k
$10k
$1k
$20k
$14k
$11k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$9,300,000
Assessed 2023
Previous assessed
$460,000
+1,921.7% YoY
Assessed land
$1,204,000
Assessed improvement
$8,096,000
Land market value
$1,605,333
Improvement market value
$10,794,667
Total market value
$12,400,000
Applied tax rate
145,201.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2013
Heating
NONE
Cooling
CENTRAL
Buildings
5
Stories
1
Total area
96,190 SF
Lot
41.04 ac (1,787,702 SF)
Zoning code
BUS-IND
APN
145289 105.00-2-9.111
UPID
US63-3102004
Jurisdiction
ERIE
Zoning & alternative use
BUS-IND · Lancaster, NYZoning BUS-IND · permitted uses
BUS-IND · Lancaster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
2013
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
41.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BUS-IND
Jurisdiction
Lancaster, NY
Recorded code
BUS-IND
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BUS-IND in Lancaster, NY.
What opens after registration
Zoning profile
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.
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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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