Individually Owned Property summary
AI-generated overview
The property consists of a 1.8-acre irregularly shaped retail/commercial parcel located on Southwestern Boulevard in Hamburg, NY, between Camp Road and South Park Avenue, near Sowles Road. The site has approximately 426 feet of street frontage and is zoned C-2 (Commercial). Three freestanding mixed-use buildings are present on the parcel and are configured to support retail, office, or storage uses. The property has access via a signalized intersection at the entrance to a nearby Lowe’s Home Improvement and is situated across from KFC and Jiffy Lube, with additional nearby QSR frontage (including Taco Bell). Approximately 40 on-site parking spaces serve the site. The building and site layout allow for subdivision to accommodate multiple users, supporting phased repositioning or redevelopment.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1972
Total area
5,760 SF
Lot
1.8 ac (78,408 SF)
APN
144889 170.66-2-3
UPID
US63-3477315
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
-
HVAC Service General Contractor
-
Hair Salon
-
Hair Salon Nail Salon
-
Tax Preparation
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$830k
Comparable Approach
Comparable
$776k
Blend (final)
Blend
$300k
Owner & transaction history
Zoning & alternative use
Top alternative use upside
Retail stores
$835,000
+44.6%
Restaurant
$785,000
+36.0%
Neighborhood: shopping center
$780,000
+34.8%
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 6 comparables with addresses
6 alternative uses screened
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
$300k
Value range
$270k – $330k
±10% around blend
Estimated value / SF
$52 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
60
$270k
blend $300k
$330k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,760 SF
Lot area
1.8 ac
Year built
1972
Stories
2
APN
144889 170.66-2-3
Assessed value
$263,900
3
Income approach: direct capitalization
Partial preview
Income approach indication
$830k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$900k
@ 6.5% CAP return
$830k
@ 7% CAP return
$775k
4
Sales comparison
Partial preview
Sales approach indication
$397k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.4 mi away · 7,050 SF
7.4 mi away · 5,764 SF
9.6 mi away · 6,300 SF
9.9 mi away · 5,664 SF
9.9 mi away · 4,980 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$300k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 47 sales
$100
-48%
Submarket 47 sales
$100
-48%
County 1188 sales
$83
-37%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $52/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
+45%
vs current-use indication
Restaurant
Neighborhood: Shopping Center
Office Building
Auto Repair, Garage
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
Not available
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
Comparable evidence · 6 sales
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$264k
Move the market yield to see immediate price impact.
Value / SF
$46
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%
$17k
$333k
$238k
$185k
$18k
$369k
$264k
$205k
$20k
$406k
$290k
$226k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.06M
5.4 mi · Nov 2025 · $213/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$263,900
Assessed 2023
Previous assessed
$263,900
+0.0% YoY
Assessed land
$67,600
Assessed improvement
$196,300
Land market value
$211,250
Improvement market value
$613,438
Total market value
$824,688
Applied tax rate
144,804.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1972
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
2
Total area
5,760 SF
Lot
1.8 ac (78,408 SF)
APN
144889 170.66-2-3
UPID
US63-3477315
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
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
1972
Heating
NONE
Cooling
Yes
Stories
2
Buildings
4
Lot
1.8 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
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.
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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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