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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Auto shops
5365 Main St Williamsville, NY 14221-5331
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3925619
Property summary
AI-generated overview
This exceptional Class A retail property at 5365 Main Street in Williamsville, NY, offers 14,063 square feet of space, with 8,413 square feet currently available for lease. Built in 1957 and located in Erie County, this multi-tenant building presents a unique opportunity. One available space comprises 3,150 square feet within a 70' x 45' building, offering an initial lease rate of $26 per square foot, NNN, with a 3% annual increase. The landlord will significantly renovate this space, including installation of a roof HVAC unit, new concrete flooring, bathrooms, and interior wall work. The property benefits from its strategic location, just west of South Long Street and north of the new Village of Williamsville recreation park, and a short five-block distance from the I-290/Main Street access and exit. Adjacent properties are already leased to thriving businesses, creating a vibrant and attractive retail environment. This presents a compelling opportunity for businesses seeking high-visibility space in a thriving community. The property's size and location make it ideal for a variety of retail uses. Contact us to learn more about this exceptional opportunity.
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1979
Total area
2,881 SF
Lot
0.46 ac (20,038 SF)
Zoning code
MU
APN
142201 80.08-5-4
UPID
US63-3925619
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$770k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$730k
Owner & transaction history
5365 Main LLC · 3 yrs held
5365 Main LLC
since 2023
Last sale
$705,000
1 recorded transaction
Zoning & alternative use
MU · Williamsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$440,000
+57.2%
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 Williamsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsville 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
$735,000
ML approach
$770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$440,000
Change: +57% · Conversion: Moderate
Blend value · Realmo final
$730k
Range $657k – $803k · ±10% · vs last sale $705k (May 26 2023)
Last sale anchor
$705k
May 26 2023
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
$253 / 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
$410,000
Assessed 2023
Previous assessed
$410,000
+0.0% YoY
Assessed land
$360,000
Assessed improvement
$50,000
Land market value
$580,645
Improvement market value
$80,645
Total market value
$661,290
Applied tax rate
142,203.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1979
Heating
NONE
Buildings
1
Stories
1
Total area
2,881 SF
Lot
0.46 ac (20,038 SF)
Zoning code
MU
APN
142201 80.08-5-4
UPID
US63-3925619
Jurisdiction
ERIE
Zoning & alternative use
MU · Williamsville, NY
Zoning MU · permitted uses
MU · Williamsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$440,000
COMMERCIAL (GENERAL)
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
1979
Heating
NONE
Stories
1
Buildings
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
5365 Main LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3700 GENESEE ST, CHEEKTOWAGA, NY 14225-3524
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2023
$705,000
5365 Main LLC
Monro INC
Bargain And Sale 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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