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Property profile & analytics
FOR SALE
Strip malls
5445 Transit Rd, Williamsville, NY 14221
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-1349693
For Sale
1 / 24
$5,500,000
5445 Transit Rd, Williamsville, NY 14221
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1986
Total area
23,334 SF
Lot
13.69 ac (596,336 SF)
Zoning code
C
APN
143200 57.09-7-10.1
UPID
US63-1349693
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
-
Just Pizza & Wing Co. Restaurant
-
Hyderabad Biryani House - Indian Food | Indian Restaurant Buffalo Restaurant
-
Fred Duncan Performance Training Gym & Fitness Center
-
Dr. Ismet Hallac, MD Physician
-
Levent Tailor Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.50M
CAP Approach
CAP
$4.12M
Comparable Approach
Comparable
$3.74M
Blend (final)
Blend
$5.50M
Owner & transaction history
5445 Transit Road Holdings Wny LLC · 2 yrs held
5445 Transit Road Holdings Wny LLC
since 2024
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.6M
+17.9%
Retail stores
$3.4M
+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 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
$5,500,000
ML approach
$5,500,000
CAP Approach
CAP Return
Estimation
6%
$4,460,000
6.5%
$4,115,000
7%
$3,820,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,570,000
Change: +18% · Conversion: Easy
RETAIL STORES
$3,350,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$5.50M
Range $4.95M – $6.05M · ±10% · vs last sale $5.50M (Jan 31 2024)
Last sale anchor
$5.50M
Jan 31 2024
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
$236 / 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
$1,860,000
Assessed 2023
Previous assessed
$1,860,000
+0.0% YoY
Assessed land
$1,600,000
Assessed improvement
$260,000
Land market value
$2,000,000
Improvement market value
$325,000
Total market value
$2,325,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Sale
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
23,334 SF
Lot
13.69 ac (596,336 SF)
Zoning code
C
APN
143200 57.09-7-10.1
UPID
US63-1349693
Jurisdiction
ERIE
Zoning & alternative use
C · Buffalo, NY
Zoning C · permitted uses
C · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Buffalo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.6M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL)
RETAIL STORES
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
1986
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
13.69 ac
Current owner
From public records · entity-resolved
5445 Transit Road Holdings Wny LLC
Entity
Mailing address
5371 TRANSIT RD, WILLIAMSVILLE, NY 14221-2823
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
$5,500,000
5445 Transit Road Holdings Wny LLC
5445 Transit Road LLC
Warranty Deed
—
Jan 16, 2020
—
5445 Transit Road LLC
—
Deed
related
$500,000 · M & T Bank
Apr 28, 2017
—
5445 Transit Road LLC
Hallac,andrew A
Quit Claim Deed
—
Dec 30, 2016
—
5445 Transit Road LLC
Hallac,ismet & Joanna A
Quit Claim Deed
related
—
Feb 5, 2009
—
Ismet Hallac
Hallac,ismet
Quit Claim Deed
related
—
May 22, 2008
—
Michael Hallac
East Amherst Development INC
Quit Claim Deed
related
—
Apr 28, 2006
—
East Amherst Dev INC
Hallac,theodore S
Grant Deed
related
—
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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