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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Office buildings
6044 Main St, Williamsville, NY 14221-6883
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-2922128
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
8,483 SF
Lot
1.52 ac (66,211 SF)
APN
142289 69.18-7-45
UPID
US63-2922128
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
-
Town & Village Pediatrics Medical Clinic
-
Artesia Plastic Surgery Physician Medical Clinic
-
Jeffrey Berndtson, MD Physician
-
Dr Gene Yang Physician
-
Dr Liam Knott Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.41M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.46M
Owner & transaction history
6044 Main Street LLC · 1 yrs held
6044 Main Street LLC
since 2025
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+8.7%
Retail stores
$1.2M
+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
$1,365,000
ML approach
$1,405,000
CAP Approach
CAP Return
Estimation
6%
$1,880,000
6.5%
$1,735,000
7%
$1,610,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,195,000
Current use
COMMERCIAL (GENERAL)
$1,300,000
Change: +9% · Conversion: Easy
RETAIL STORES
$1,220,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,100,000
Change: -8% · Conversion: Difficult
RESTAURANT
$1,050,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±10% · vs last sale $1.53M (Apr 8 2025)
Last sale anchor
$1.53M
Apr 8 2025
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
$172 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$27,944
Tax year 2019
Assessed value
$1,020,000
Assessed 2023
Previous assessed
$1,020,000
+0.0% YoY
Effective rate
2.74%
On assessed value
Assessed land
$316,200
Assessed improvement
$703,800
Land market value
$510,000
Improvement market value
$1,135,161
Total market value
$1,645,161
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
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
8,483 SF
Lot
1.52 ac (66,211 SF)
APN
142289 69.18-7-45
UPID
US63-2922128
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
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
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.52 ac
Current owner
From public records · entity-resolved
6044 Main Street LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1400 WILLIAM ST, BUFFALO, NY 14206-1813
Ownership since
2025
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
Apr 8, 2025
$1,525,000
6044 Main Street LLC
Esprit Enterprise LLC
Bargain & Sale Deed
—
Oct 26, 2018
$1,160,000
Esprit Enterprises LLC
The Uniland Partnership Of Delaware
Bargain And Sale Deed
—
—
—
Uniland Ptshp Of Delaware LP
—
Deed Of Trust
related
$1,000,000 · Evans Bank NA
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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