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Property profile & analytics
OFF-MARKET
Investment properties
4624 Goodrich Rd, Clarence, NY 14031-1503
Entity Owned
~
Est. High Equity
Property ID
US63-0023091
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1974
Total area
3,690 SF
Lot
0.8 ac (34,848 SF)
Zoning code
MA
APN
143200 71.14-1-9
UPID
US63-0023091
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
-
Dustless Blasting Buffalo NY General Contractor
-
Buffalo Forklift LLC Industrial Equipment Supplier Material Handling Equipment Supplier
-
Freederm LLC Big Box & Wholesale Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Think Byob LLC
Think Byob LLC
since 2025
Last sale
$375,000
6 recorded transactions
Zoning & alternative use
MA · Clarence, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Clarence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarence 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$485,000
Assessed 2023
Previous assessed
$485,000
+0.0% YoY
Assessed land
$170,000
Assessed improvement
$315,000
Land market value
$212,500
Improvement market value
$393,750
Total market value
$606,250
Applied tax rate
143,201.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1974
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
3,690 SF
Lot
0.8 ac (34,848 SF)
Zoning code
MA
APN
143200 71.14-1-9
UPID
US63-0023091
Jurisdiction
ERIE
Zoning & alternative use
MA · Clarence, NY
Zoning MA · permitted uses
MA · Clarence, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clarence. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
Think Byob LLC
Entity
Mailing address
3959 W MAIN ST RD, BATAVIA, NY 14020-9401
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2025
$593,937
Think Byob LLC
Dante Leasing LLC
Warranty Deed
$550,000 · Cornerstone Community FCU
Jun 21, 2022
$550,000
Dante Leasing LLC
Dynamic Real Estate Of Wny LLC
Referee's Deed - Used To Transfer Property Pursuant To A Foreclosure Sale In New York Counties
related
—
Sep 8, 2017
—
Dynamic Real Estate Of Wny LLC
—
Grant Deed
related
$7,000,000 · Tcji LLC
Oct 18, 2016
—
Dynamic Real Estate Of Wny LLC
—
Deed
related
$606,000 · Liftforward INC
Jul 10, 2014
$375,000
Dynamic Real Estate Of Wny LLC
4624 Goodrich Properties LLC
Grant Deed
$346,202 · 4426 Goodrich Properties LLC
—
—
Dynamic Real Estate Of Wny LLC
—
Deed Of Trust
related
$606,000 · Liftforward INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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