Entity Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1935
Total area
11,602 SF
Lot
0.41 ac (17,776 SF)
Zoning code
TI-2.5
APN
142289 80.05-6-1
UPID
US63-2726428
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Association / Organization
-
Physician
-
Alternative Medicine Practice Spa & Massage Center
-
Life Coach Acupuncture Clinic
-
Alternative Medicine Practice Spa & Massage Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$779k
Blend (final)
Blend
$490k
Owner & transaction history
since 2025
2 recorded transactions
Zoning & alternative use
TI-2.5 · Amherst, NY
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.
All 7 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$490k
Value range
$441k – $539k
±10% around blend
Estimated value / SF
$42 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
70
$441k
blend $490k
$539k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,602 SF
Lot area
0.41 ac
Year built
1935
Stories
2
APN
142289 80.05-6-1
Zoning
TI-2.5
Assessed value
$570,000
Annual tax
$20,603
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$467k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.6 mi away · 8,824 SF
4.9 mi away · 8,247 SF
6.7 mi away · 9,954 SF
6.7 mi away · 9,954 SF
6.7 mi away · 9,378 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$490k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$96
-56%
Submarket 808 sales
$78
-46%
County 1188 sales
$83
-49%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $42/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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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$570k
Move the market yield to see immediate price impact.
Value / SF
$49
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%
$36k
$718k
$513k
$399k
$40k
$798k
$570k
$443k
$44k
$878k
$627k
$488k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$500k
1.9 mi · Dec 2025 · $53/SF
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$20,603
Tax year 2019
Assessed value
$570,000
Assessed 2023
Previous assessed
$570,000
+0.0% YoY
Effective rate
3.61%
On assessed value
Assessed land
$86,000
Assessed improvement
$484,000
Land market value
$138,710
Improvement market value
$780,645
Total market value
$919,355
Applied tax rate
142,201.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1935
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
11,602 SF
Lot
0.41 ac (17,776 SF)
Zoning code
TI-2.5
APN
142289 80.05-6-1
UPID
US63-2726428
Jurisdiction
ERIE
Zoning & alternative use
TI-2.5 · Amherst, NYZoning TI-2.5 · permitted uses
TI-2.5 · Amherst, 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
1935
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.41 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TI-2.5
Jurisdiction
Amherst, NY
Recorded code
TI-2.5
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for TI-2.5 in Amherst, 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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