5732 Main St Williamsville, NY 14221-5573
Entity Owned
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$250k
Range $225k – $275k (±10%)
Property ID
US63-3739044
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1983
Total area
3,060 SF
Lot
0.25 ac (11,000 SF)
Zoning code
MU
APN
142201 69.17-4-32
UPID
US63-3739044
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pet Grooming Service
-
(Bike/Boat/Book/etc) Store Pet Store & Service
-
Hair Salon Nail Salon
-
Hair Salon 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
$250k
Owner & transaction history
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 32 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$250k
Value range
$225k – $275k
±10% around blend
Estimated value / SF
$82 / SF
Confidence
High
32 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$225k
blend $250k
$275k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,060 SF
Lot area
0.25 ac
Year built
1983
Stories
1
APN
142201 69.17-4-32
Assessed value
$360,000
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
$211k
Weighted, 20 comps · high confidence
Evidence
32 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.3 mi away · 2,240 SF
4.7 mi away · 2,150 SF
4.9 mi away · 2,928 SF
4.9 mi away · 2,832 SF
4.9 mi away · 3,028 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$250k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 41 sales
$153
-47%
Submarket 808 sales
$78
+4%
County 1188 sales
$83
-1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $82/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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 32 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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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$360k
Move the market yield to see immediate price impact.
Value / SF
$118
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%
$23k
$454k
$324k
$252k
$25k
$504k
$360k
$280k
$28k
$554k
$396k
$308k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
32 found
High confidence · county-verified
Closest comparable
$225k
3.9 mi · Mar 2026 · $64/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$360,000
Assessed 2023
Previous assessed
$360,000
+0.0% YoY
Assessed land
$245,000
Assessed improvement
$115,000
Land market value
$395,161
Improvement market value
$185,484
Total market value
$580,645
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1983
Heating
NONE
Buildings
1
Stories
1
Total area
3,060 SF
Lot
0.25 ac (11,000 SF)
Zoning code
MU
APN
142201 69.17-4-32
UPID
US63-3739044
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
1983
Heating
NONE
Stories
1
Buildings
1
Lot
0.25 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
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.
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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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