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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Manufacturing properties
7020 Henrietta Rd, Springville, NY 14141-9428
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-5680721
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1972
Total area
8,600 SF
Lot
2.07 ac (90,169 SF)
Zoning code
01 - NOT ZONED
APN
042200 10.003-2-16.3
UPID
US63-5680721
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
-
United Materials LLC Building Supply
-
Buffalo Crushed Stone Inc General Contractor Construction Company
-
Wayne Concrete Building Supply
-
Concord Detail Car Wash
-
CYC Community Hope Warehouse Big Box & Wholesale Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
$820k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.20M
Owner & transaction history
Hi-level Development LLC · 2 yrs held
Hi-level Development LLC
since 2024
Last sale
$1.2M
1 recorded transaction
Zoning & alternative use
01 - NOT ZONED · Springville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$840,000
+313.9%
Auto repair, garage
$750,000
+270.2%
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 Springville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Springville 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
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
RESTAURANT
$840,000
Change: +314% · Conversion: Difficult
AUTO REPAIR, GARAGE
$750,000
Change: +270% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (May 2 2024)
Last sale anchor
$1.20M
May 2 2024
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
$140 / 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
Property tax & assessments
Assessed value
$289,400
Assessed 2023
Previous assessed
$289,400
+0.0% YoY
Assessed land
$16,500
Assessed improvement
$272,900
Land market value
$16,500
Improvement market value
$272,900
Total market value
$289,400
Applied tax rate
143,801.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1972
Buildings
4
Stories
1
Total area
8,600 SF
Lot
2.07 ac (90,169 SF)
Zoning code
01 - NOT ZONED
APN
042200 10.003-2-16.3
UPID
US63-5680721
Jurisdiction
CATTARAUGUS
Zoning & alternative use
01 - NOT ZONED · Springville, NY
Zoning 01 - NOT ZONED · permitted uses
01 - NOT ZONED · Springville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Springville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$750,000
RESTAURANT
AUTO REPAIR, GARAGE
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
1972
Stories
1
Buildings
4
Lot
2.07 ac
Current owner
From public records · entity-resolved
Hi-level Development LLC
Entity
Mailing address
7020 HENRIETTA RDSTE2, SPRINGVILLE, NY 14141-9428
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
May 2, 2024
$1,200,000
Hi-level Development LLC
Larb Properties LLC
Corporation Deed
$1,150,000 · Larb Properties LLC
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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