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Property profile & analytics
OFF-MARKET
Estimated value
$18,530,000
Office buildings
6363 Main St, Williamsville, NY 14221-5855
Trust Owned
5-yr Hold
Free & Clear
Property ID
US63-3651619
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Total area
203,546 SF
Lot
13.55 ac (590,238 SF)
APN
142289 81.02-1-14.122
UPID
US63-3651619
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
-
Leidy Hub Inc Gas Company
-
National Fuel Warns Utility Customers Of National Scam Distribution Center Logistics Company
-
National Fuel Gas Corporation Gas Company
-
Horizon LFG Inc Gas Company Electric Utility Company
-
Toro Partners LP Gas Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.24M
Blend (final)
Blend
$18.53M
Owner & transaction history
1994-2 Randall B Trust · 5 yrs held
1994-2 Randall B Trust
since 2021
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$29.2M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$28,665,000
Current use
RETAIL STORES
$29,235,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$26,415,000
Change: -8% · Conversion: Difficult
RESTAURANT
$25,200,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$18.53M
Range $16.68M – $20.38M · ±10%
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
$91 / 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
$39,883
Tax year 2019
Assessed value
$16,308,000
Assessed 2023
Previous assessed
$16,308,000
+0.0% YoY
Effective rate
0.24%
On assessed value
Assessed land
$2,380,000
Assessed improvement
$13,928,000
Land market value
$3,838,710
Improvement market value
$22,464,516
Total market value
$26,303,226
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1993
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
203,546 SF
Lot
13.55 ac (590,238 SF)
APN
142289 81.02-1-14.122
UPID
US63-3651619
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
$28.7M
RETAIL STORES
Est. value
$29.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.4M
RESTAURANT
Est. value
$25.2M
OFFICE BUILDING Current
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
1993
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
13.55 ac
Current owner
From public records · entity-resolved
1994-2 Randall B Trust
Trust
Free & Clear · 5 yrs held
Mailing address
7978 COOPER CRK BLVD, UNIVERSITY PARK, FL 34201-2139
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2021
—
1994-2 Randall B Trust
Town Of Amherst Industrial Dev
Grant Deed
—
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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