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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Office buildings
4222 Bolivar Rd Wellsville, NY 14895-9332
Individually Owned
18-yr Hold
Free & Clear
Property ID
US63-5713693
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Total area
8,192 SF
Lot
3.55 ac (154,638 SF)
Zoning code
01 - NOT ZONED
APN
027089 225.-3-35.21
UPID
US63-5713693
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
-
Jennifer T. Scheesley, LMHC Counselor Doctor
-
Alice Smyers Joyce Counselor
-
New Horizons Continuing Day Crisis Center Medical Clinic
-
Mrs. Michelle Bennett Physician
-
Karen Emerson Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$725k
Owner & transaction history
Allegany Council On Alcoholism · 18 yrs held
Allegany Council On Alcoholism
since 2008
1 recorded transaction
Zoning & alternative use
01 - NOT ZONED · Wellsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$815,000
+19.5%
Restaurant
$695,000
+1.9%
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 Wellsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wellsville 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
$680,000
Current use
RETAIL STORES
$815,000
Change: +19% · Conversion: Moderate
RESTAURANT
$695,000
Change: +2% · Conversion: Moderate
COMMERCIAL (GENERAL)
$595,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$725k
Range $653k – $798k · ±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
$89 / 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
Property tax & assessments
Assessed value
$670,000
Assessed 2023
Previous assessed
$670,000
+0.0% YoY
Assessed land
$73,000
Assessed improvement
$597,000
Land market value
$101,394
Improvement market value
$829,206
Total market value
$930,600
Applied tax rate
27,001.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
1972
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
8,192 SF
Lot
3.55 ac (154,638 SF)
Zoning code
01 - NOT ZONED
APN
027089 225.-3-35.21
UPID
US63-5713693
Jurisdiction
ALLEGANY
Zoning & alternative use
01 - NOT ZONED · Wellsville, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Wellsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wellsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$680,000
RETAIL STORES
Est. value
$815,000
RESTAURANT
Est. value
$695,000
COMMERCIAL (GENERAL)
Est. value
$595,000
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
COMMERCIAL (GENERAL)
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
1972
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
3.55 ac
Current owner
From public records · entity-resolved
Allegany Council On Alcoholism
Individual
Free & Clear · 18 yrs held
Mailing address
4222 BOLIVAR RD, WELLSVILLE, NY 14895-9332
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2008
$80,000
Allegany Council On Alcoholism
Amity Resource Mngt INC
Grant Deed
related
—
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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