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Property profile & analytics
OFF-MARKET
Estimated value
$2,130,000
Retail space
5807 Broadway St, Lancaster, NY 14086-2322
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-4240719
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2023
Total area
10,640 SF
Lot
1.29 ac (56,192 SF)
Zoning code
COMM
APN
145289 116.31-3-57.211
UPID
US63-4240719
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
$2.18M
CAP Approach
CAP
$1.47M
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$2.13M
Owner & transaction history
Lulli LLC · 3 yrs held
Lulli LLC
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
COMM · Lancaster, 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 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
$2,170,000
ML approach
$2,175,000
CAP Approach
CAP Return
Estimation
6%
$1,595,000
6.5%
$1,470,000
7%
$1,365,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,545,000
Current use
RESTAURANT
$1,455,000
Change: -6% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,440,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$2.13M
Range $1.92M – $2.34M · ±10% · vs last sale $2.09M (Jun 21 2023)
Last sale anchor
$2.09M
Jun 21 2023
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
$200 / 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
$1,725,000
Assessed 2023
Previous assessed
$270,000
+538.9% YoY
Assessed land
$250,000
Assessed improvement
$1,475,000
Land market value
$333,333
Improvement market value
$1,966,667
Total market value
$2,300,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2023
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
10,640 SF
Lot
1.29 ac (56,192 SF)
Zoning code
COMM
APN
145289 116.31-3-57.211
UPID
US63-4240719
Jurisdiction
ERIE
Zoning & alternative use
COMM · Lancaster, NY
Zoning COMM · permitted uses
COMM · Lancaster, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
RESTAURANT
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2023
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
Lulli LLC
Entity
Free & Clear · 3 yrs held
Mailing address
5807 BROADWAY ST, LANCASTER, NY 14086-2322
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2023
$2,086,000
Lulli LLC
The Broadway Group LLC
Special Warranty Deed
—
Jul 29, 2022
$425,000
The Broadway Group LLC
Wny Property Management LLC
Warranty Deed
$1,675,000 · Smartbank
Nov 27, 2013
$265,000
Wny Property Management LLC
Tarquinius Ltd
Warranty Deed
$110,000 · Tarouinius Ltd
Mar 22, 2012
—
Tarquinius Ltd
Mike & Mike Ninos Pizza LLC
Grant Deed
related
—
Sep 12, 2011
$145,000
Mike & Mike Ninos Pizza LLC
Conrad,donna N
Warranty Deed
—
Jun 14, 2011
—
Donna N Conrad
Conrad,albert III
Quit Claim Deed
related
—
Oct 25, 2010
—
Albert Conrad III
Conrad,donna N
Quit Claim Deed
related
—
Mar 2, 2010
—
Albert Conrad III
Conrad,donna
Quit Claim Deed
related
—
Jul 13, 2007
—
Donna N Conrad
Conrad,albert J JR
Quit Claim 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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