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Property profile & analytics
OFF-MARKET
Estimated value
$3,210,000
Office buildings
4493 Walden Ave Lancaster, NY 14086-9754
Entity Owned
9-yr Hold
Free & Clear
Property ID
US63-1017441
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Total area
35,216 SF
Lot
17.88 ac (778,853 SF)
Zoning code
P 00
APN
145289 95.00-4-20.1
UPID
US63-1017441
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
-
Pathfinder Advertising Agency
-
Clarksburg Cider Bar & Pub
-
The Tap Room at Clarksburg Cider Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.15M
Blend (final)
Blend
$3.21M
Owner & transaction history
4493 Walden Avenue LLC · 9 yrs held
4493 Walden Avenue LLC
since 2017
7 recorded transactions
Zoning & alternative use
P 00 · Lancaster, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.1M
+24.4%
Restaurant
$4.8M
+17.0%
Neighborhood: shopping center
$4.8M
+15.9%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$4,115,000
Current use
RETAIL STORES
$5,115,000
Change: +24% · Conversion: Moderate
RESTAURANT
$4,810,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,765,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,560,000
Change: -13% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,540,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.21M
Range $2.89M – $3.53M · ±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
$91 / 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
$2,226,900
Assessed 2023
Previous assessed
$2,226,900
+0.0% YoY
Assessed land
$325,000
Assessed improvement
$1,901,900
Land market value
$433,333
Improvement market value
$2,535,867
Total market value
$2,969,200
Applied tax rate
145,201.0000
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
1994
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
35,216 SF
Lot
17.88 ac (778,853 SF)
Zoning code
P 00
APN
145289 95.00-4-20.1
UPID
US63-1017441
Jurisdiction
ERIE
Zoning & alternative use
P 00 · Lancaster, NYZoning P 00 · permitted uses
P 00 · Lancaster, NY
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
$4.1M
RETAIL STORES
Est. value
$5.1M
RESTAURANT
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
COMMERCIAL (GENERAL)
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.5M
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1994
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
17.88 ac
Current owner
From public records · entity-resolved
4493 Walden Avenue LLC
Entity
Free & Clear · 9 yrs held
Mailing address
4493 WALDEN AVE, LANCASTER, NY 14086-9754
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2020
—
Farm In Clarksburg LLC
—
Deed
related
$556,000 · Private Individual
Aug 6, 2020
—
4493 Walden Avenue LLC
—
Deed
related
$1,309,000 · Lake Shore Svgs Bk
May 1, 2020
—
4493 Walden Avenue LLC
—
Deed
related
$1,309,000 · Lake Shore Svgs Bk
Jun 27, 2019
—
4493 Walden Avenue LLC
—
Deed
related
$1,309,000 · Lake Shore Svgs Bk
May 9, 2019
—
4493 Walden Avenue LLC
—
Deed
related
$1,309,000 · Lake Shore Svgs Bk
Apr 10, 2018
—
4493 Walden Ave LLC
—
Deed
related
$1,125,000 · United States Small Business Admin
Mar 8, 2017
$1,509
4493 Walden Avenue LLC
Eecology&environment
Warranty Deed
—
Sep 16, 2009
—
Ecology & Enviroment INC
Tn Of Lancaster Indl Dev Agen
Quit Claim Deed
related
—
Sep 16, 2009
$940,000
Lancaster Airport INC
Ecology & Enviroment INC
Grant Deed
—
—
—
4493 Walden Avenue LLC
—
Deed Of Trust
related
$539,000 · Private Individual
—
—
4493 Walden Avenue LLC
—
Deed Of Trust
related
$770,000 · Lake Shore Svgs Bk
—
—
4493 Walden Avenue LLC
—
Deed Of Trust
related
$1,309,000 · Lake Shore Svgs Bk
—
—
4493 Walden Avenue LLC
—
Deed Of Trust
related
$1,309,000 · Lake Shore Svgs Bk
—
—
4493 Walden Avenue LLC
—
Loan Modification
related
$1,309,000 · Lake Shore Svgs Bk
—
—
Farm In Clarksburg LLC
—
Deed Of Trust
related
$770,000 · Lake Shore Svgs Bk
—
—
Farm In Clarksburg LLC
—
Deed Of Trust
related
$556,000 · Private Individual
—
—
4493 Walden Avenue LLC
—
Loan Modification
related
$1,309,000 · Lake Shore Svgs 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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