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Property profile & analytics
OFF-MARKET
Estimated value
$5,150,000
Super regional malls
4960 Harlem Rd 4994, Amherst, NY 14226-2560
Entity Owned
17-yr Hold
Free & Clear
Property ID
US63-2910414
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1959
Total area
50,098 SF
Lot
4.9 ac (213,444 SF)
Zoning code
DC-3
APN
142289 68.09-4-1
UPID
US63-2910414
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) 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
$5.15M
Owner & transaction history
Sherhar LLC · 17 yrs held
Sherhar LLC
since 2009
2 recorded transactions
Zoning & alternative use
DC-3 · Amherst, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.2M
+10.7%
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 Amherst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Amherst 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
NEIGHBORHOOD: SHOPPING CENTER
$6,500,000
Current use
RETAIL STORES
$7,195,000
Change: +11% · Conversion: Easy
RESTAURANT
$6,205,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$5,810,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$5.15M
Range $4.64M – $5.67M · ±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
$103 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$1,896
Tax year 2019
Assessed value
$4,489,000
Assessed 2023
Previous assessed
$4,489,000
+0.0% YoY
Effective rate
0.04%
On assessed value
Assessed land
$1,560,000
Assessed improvement
$2,929,000
Land market value
$2,516,129
Improvement market value
$4,724,194
Total market value
$7,240,323
Applied tax rate
142,201.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1959
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
50,098 SF
Lot
4.9 ac (213,444 SF)
Zoning code
DC-3
APN
142289 68.09-4-1
UPID
US63-2910414
Jurisdiction
ERIE
Zoning & alternative use
DC-3 · Amherst, NY
Zoning DC-3 · permitted uses
DC-3 · Amherst, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Amherst. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.5M
RETAIL STORES
Est. value
$7.2M
RESTAURANT
Est. value
$6.2M
OFFICE BUILDING
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
RESTAURANT
OFFICE BUILDING
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
1959
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
4.9 ac
Current owner
From public records · entity-resolved
Sherhar LLC
Entity
Free & Clear · 17 yrs held
Mailing address
570 DELAWARE AVE, BUFFALO, NY 14202-1206
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2009
$3,465,000
Sherhar LLC
Bg Sheridan-harlem II LLC
Grant Deed
—
Jun 22, 2009
$385,000
Sherhar LLC
Bg Sheridan-harlem II LLC
Grant Deed
—
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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