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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Investment properties
5430 Broadway St Lancaster, NY 14086-2181
Entity Owned
13-yr Hold
Free & Clear
Property ID
US63-1958587
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1960
Total area
4,850 SF
Lot
0.48 ac (20,909 SF)
APN
145203 104.82-2-17
UPID
US63-1958587
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
by Request
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$650k
Blend (final)
Blend
$630k
Owner & transaction history
David Turtle Lancaster LLC · 13 yrs held
David Turtle Lancaster LLC
since 2013
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$705,000
+43.7%
Neighborhood: shopping center
$655,000
+33.9%
Office building
$565,000
+15.5%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$490,000
Current use
RETAIL STORES
$705,000
Change: +44% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$655,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$565,000
Change: +15% · Conversion: Easy
AUTO REPAIR, GARAGE
$490,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$130 / 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
$400,000
Assessed 2023
Previous assessed
$400,000
+0.0% YoY
Assessed land
$86,000
Assessed improvement
$314,000
Land market value
$114,659
Improvement market value
$418,641
Total market value
$533,300
Applied tax rate
145,201.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,850 SF
Lot
0.48 ac (20,909 SF)
APN
145203 104.82-2-17
UPID
US63-1958587
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
$490,000
RETAIL STORES
Est. value
$705,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$655,000
OFFICE BUILDING
Est. value
$565,000
AUTO REPAIR, GARAGE
Est. value
$490,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1960
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
David Turtle Lancaster LLC
Entity
Free & Clear · 13 yrs held
Mailing address
444 PAYNE AVE, NORTH TONAWANDA, NY 14120-6902
Ownership since
2013
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 7, 2013
$26,805
David Turtle Lancaster LLC
Turtle,david T & Maureen L
Grant Deed
related
—
May 20, 2011
$240,000
David T Turtle
Deutschlander,robert J
Grant Deed
$200,000 · Robert J Deutschlender
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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