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Property profile & analytics
OFF-MARKET
Investment properties
5542 Main St, Williamsville, NY 14221-5406
Individually Owned
8-yr Hold
Free & Clear
Property ID
US63-2518929
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1827
Total area
980 SF
Lot
0.03 ac (1,302 SF)
Zoning code
MU
APN
142201 80.08-2-15
UPID
US63-2518929
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
-
2NE1 Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Annie Liao · 8 yrs held
Annie Liao
since 2017
3 recorded transactions
Zoning & alternative use
MU · Williamsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$95,000
Assessed 2023
Previous assessed
$95,000
+0.0% YoY
Assessed land
$30,000
Assessed improvement
$65,000
Land market value
$48,387
Improvement market value
$104,839
Total market value
$153,226
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1827
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
980 SF
Lot
0.03 ac (1,302 SF)
Zoning code
MU
APN
142201 80.08-2-15
UPID
US63-2518929
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.
Building & site characteristics
From public records
Year built
1827
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
Annie Liao
Individual
Free & Clear · 8 yrs held
Mailing address
191 SPRUCEWOOD TER, WILLIAMSVILLE, NY 14221-4721
Ownership since
2017
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
Sep 22, 2017
$130,000
Annie Liao
Strusa,frederica A
Warranty Deed
—
Mar 8, 2013
$35,000
Frederica A Nixon
Rmr Dev LLC
Grant Deed
—
Jul 30, 2010
$65,000
Rmr Dev LLC
Bova,samuel
Warranty Deed
$101,000 · First Niagara Funding INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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