Entity Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
2,900 SF
Lot
0.26 ac (11,284 SF)
Zoning code
MU
APN
142201 80.08-1-22
UPID
US63-2518316
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$315k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$315k
Owner & transaction history
since 2014
1 recorded transaction
Zoning & alternative use
MU · Williamsville, NY
Zoning description
MU Mixed Use District. [Amended 5-26-2015 by L.L. No. 7-2015 ; 6-25-2018 by L.L. No. 10-2018 ] The permitted uses and regulations governing the MU District are set forth in Attachment 2, "Mixed Use District Design Standa…
General category
MIXED_USE
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 31 comparables with addresses
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
$315k
Value range
$284k – $347k
±10% around blend
Estimated value / SF
$109 / SF
Confidence
High
31 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$284k
blend $315k
$347k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,900 SF
Lot area
0.26 ac
Year built
1900
Stories
2
APN
142201 80.08-1-22
Zoning
MU
Assessed value
$625,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$215k
Weighted, 20 comps · high confidence
Evidence
31 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.4 mi away · 3,028 SF
4.5 mi away · 2,928 SF
4.5 mi away · 2,832 SF
4.5 mi away · 3,476 SF
4.8 mi away · 2,736 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$315k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 41 sales
$153
-29%
Submarket 808 sales
$78
+39%
County 1188 sales
$83
+31%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $109/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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 · 31 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$625k
Move the market yield to see immediate price impact.
Value / SF
$216
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%
$39k
$788k
$563k
$438k
$44k
$875k
$625k
$486k
$48k
$963k
$687k
$535k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
31 found
High confidence · county-verified
Closest comparable
$225k
3.5 mi · Mar 2026 · $64/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$625,000
Assessed 2023
Previous assessed
$625,000
+0.0% YoY
Assessed land
$245,000
Assessed improvement
$380,000
Land market value
$395,161
Improvement market value
$612,904
Total market value
$1,008,065
Applied tax rate
142,203.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
2,900 SF
Lot
0.26 ac (11,284 SF)
Zoning code
MU
APN
142201 80.08-1-22
UPID
US63-2518316
Jurisdiction
ERIE
Zoning & alternative use
MU · Williamsville, NYZoning MU · permitted uses
MU · Williamsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
MU Mixed Use District. [Amended 5-26-2015 by L.L. No. 7-2015 ; 6-25-2018 by L.L. No. 10-2018 ] The permitted uses and regulations governing the MU District are set forth in Attachment 2, "Mixed Use District Design Standa…
General category
MIXED_USE
Building & site characteristics
From public records
Year built
1900
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
0.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
MU
MIXED_USE
Jurisdiction
Williamsville, NY
Recorded code
MU
Official district
MU
Official district profile
What the municipal code says about MU
Zoning description
MU Mixed Use District. [Amended 5-26-2015 by L.L. No. 7-2015 ; 6-25-2018 by L.L. No. 10-2018 ] The permitted uses and regulations governing the MU District are set forth in Attachment 2, "Mixed Use District Design Standa…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MU in Williamsville, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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