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Property profile & analytics
OFF-MARKET
Estimated value
$3,565,000
Office buildings
5820 Main St, Williamsville, NY 14221-5776
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-1882074
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Total area
38,202 SF
Lot
1.43 ac (62,291 SF)
Zoning code
MU
APN
142201 69.17-5-33.1
UPID
US63-1882074
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
-
Barbara Oliver Jewelry (Bike/Boat/Book/etc) Store
-
Kelly James E Law Firm
-
Milazzo V Milazzo Home Construction Company General Contractor
-
Downey & O'Mara Law Firm
-
Master Mind Advanced Hypnosis Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.60M
Blend (final)
Blend
$3.57M
Owner & transaction history
5820 Caldwell LLC · 4 yrs held
5820 Caldwell LLC
since 2021
Last sale
$3.1M
6 recorded transactions
Zoning & alternative use
MU · Williamsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.8M
+8.7%
Retail stores
$5.5M
+2.0%
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
$4,010,000
ML approach
$4,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,380,000
Current use
COMMERCIAL (GENERAL)
$5,845,000
Change: +9% · Conversion: Easy
RETAIL STORES
$5,485,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,955,000
Change: -8% · Conversion: Difficult
RESTAURANT
$4,730,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.57M
Range $3.21M – $3.92M · ±10% · vs last sale $3.05M (Oct 1 2021)
Last sale anchor
$3.05M
Oct 1 2021
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
$93 / 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
$2,100,000
Assessed 2023
Previous assessed
$2,100,000
+0.0% YoY
Assessed land
$1,090,000
Assessed improvement
$1,010,000
Land market value
$1,758,065
Improvement market value
$1,629,032
Total market value
$3,387,097
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1971
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
6
Total area
38,202 SF
Lot
1.43 ac (62,291 SF)
Zoning code
MU
APN
142201 69.17-5-33.1
UPID
US63-1882074
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.8M
RETAIL STORES
Est. value
$5.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
RESTAURANT
Est. value
$4.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1971
Heating
NONE
Cooling
Yes
Stories
6
Buildings
1
Lot
1.43 ac
Current owner
From public records · entity-resolved
5820 Caldwell LLC
Entity
Mailing address
210 GOLDEN PHEASANT DR, AMHERST, NY 14068-1486
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
$3,050,000
5820 Caldwell LLC
Caldwell Building LLC
Bargain And Sale Deed
$2,440,000 · Lake Shore Savings Bank
Jul 29, 2016
—
Tomothy M Omara
Mackinnon,robert A
Affidavit Of Death
related
—
—
—
Caldwell Building LLC
—
Deed Of Trust
related
$256,888 · Evans Bk NA
—
—
Caldwell Building LLC
—
Loan Modification, Consolidation And Extension
related
$1,723,111 · Evans Bk NA
—
—
Caldwell Building LLC
—
Deed Of Trust
related
$261,730 · Evans National Bank
—
—
Caldwell Building LLC
—
Deed Of Trust
related
$384,961 · Evans National Bank
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.
Try Rey
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