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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Investment properties
502 Main St East Aurora, NY 14052-1789
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US63-0018192
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Total area
4,720 SF
Lot
0.62 ac (27,007 SF)
APN
142401 164.20-7-35
UPID
US63-0018192
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
-
Creative Wellness Group Physician
-
East Aurora Acupuncture, Dr. Rachel Smith, DAc, MS, Dip Ac. Medical Clinic Alternative Medicine Practice
-
Hum Yoga & Sound Gym & Fitness Center
-
Jeremy Childs, LMT Alternative Medicine Practice Spa & Massage Center
-
East Aurora Acupuncture & Center for Wellbeing Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$864k
Blend (final)
Blend
$750k
Owner & transaction history
502 Main Property LLC · 8 yrs held
502 Main Property LLC
since 2018
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$685,000
+8.2%
Neighborhood: shopping center
$640,000
+0.8%
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 East Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Aurora 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%
$740,000
6.5%
$680,000
7%
$635,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$635,000
Current use
RETAIL STORES
$685,000
Change: +8% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$640,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$550,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$159 / 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
$173,500
Assessed 2023
Previous assessed
$173,500
+0.0% YoY
Assessed land
$38,800
Assessed improvement
$134,700
Land market value
$161,667
Improvement market value
$561,250
Total market value
$722,917
Applied tax rate
142,401.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1890
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
4,720 SF
Lot
0.62 ac (27,007 SF)
APN
142401 164.20-7-35
UPID
US63-0018192
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
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
COMMERCIAL (GENERAL) Current
Est. value
$635,000
RETAIL STORES
Est. value
$685,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$640,000
OFFICE BUILDING
Est. value
$550,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1890
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.62 ac
Current owner
From public records · entity-resolved
502 Main Property LLC
Entity
Mailing address
257 PROSPECT AVE, EAST AURORA, NY 14052-2215
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2018
$450,000
502 Main Property LLC
502 Main LLC
Warranty Deed
related
$485,000 · 502 Main LLC
Feb 26, 2007
$3,625
Ny State Dept Of Transportatio
502 Main LLC
Warranty Deed
—
May 20, 2005
$250,000
502 Main LLC
Hoffman,marcia W
Warranty 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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