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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Investment properties
7135 Buffalo Rd, Churchville, NY 14428-9574
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-1558943
Property summary
AI-generated overview
This exceptional investment opportunity presents a 9,001 square foot Dollar General store in Churchville, NY. Located at 7135 W Buffalo Rd, this single-tenant property boasts a strong 100% occupancy rate with a 5-year Net Net lease commencing October 1, 2024, and expiring May 31, 2029. The property features a substantial 5.3-acre lot and was built in 2006. The asking price is $975,000, representing a compelling $108.32 per square foot and a 6.26% capitalization rate, with a current Net Operating Income (NOI) of $61,035. The property's strong tenant, Dollar General, is a rapidly expanding national retailer known for its value-oriented business model and consistent performance. This investment offers a secure, high-yield return with a proven tenant in a desirable location. The property's APN is 264889-142-040-0001-031-000. The lease includes one option to renew. This is an ideal addition to any diversified real estate portfolio seeking stable income and long-term growth potential. The property is situated in Monroe County, NY, zip code 14428.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2006
Total area
9,100 SF
Lot
5.3 ac (230,868 SF)
Zoning code
05 - COMMERCIAL
APN
264889 142.04-1-31
UPID
US63-1558943
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
-
FedEx OnSite Postal Service Courier Service
-
Dollar General Discount Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$982k
Blend (final)
Blend
$855k
Owner & transaction history
Vkmjmm LLC · 3 yrs held
Vkmjmm LLC
since 2022
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Churchville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+62.9%
Auto repair, garage
$1.0M
+57.3%
Office building
$820,000
+24.9%
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 Churchville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Churchville 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
COMMERCIAL (GENERAL)
$655,000
Current use
RESTAURANT
$1,070,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,035,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$820,000
Change: +25% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$635,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$94 / 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
$675,000
Assessed 2023
Previous assessed
$675,000
+0.0% YoY
Assessed land
$78,800
Assessed improvement
$596,200
Land market value
$86,598
Improvement market value
$655,202
Total market value
$741,800
Applied tax rate
264,801.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
9,100 SF
Lot
5.3 ac (230,868 SF)
Zoning code
05 - COMMERCIAL
APN
264889 142.04-1-31
UPID
US63-1558943
Jurisdiction
MONROE
Zoning & alternative use
05 - COMMERCIAL · Churchville, NY
Zoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Churchville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Churchville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$655,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$820,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$635,000
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.3 ac
Current owner
From public records · entity-resolved
Vkmjmm LLC
Entity
Mailing address
16970 STRAWBERRY DR, ENCINO, CA 91436-3857
Ownership since
2022
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
Sep 2, 2022
—
Vkmjmm LLC
Varoujan Narghizian
Warranty Deed
—
Apr 26, 2022
$865,000
Varoujan Narghizian
Cleargold Company
Bargain And Sale Deed
$600,000 · Credit Union 1
Jul 7, 2016
$640,000
Cleargold Co
Trason-new York LLC
Warranty Deed
$512,000 · Tompkins Tr Co
Jun 14, 2006
$611,200
Trason New York LLC
Smith Realty
Warranty Deed
related
—
Aug 3, 2004
$106,000
Realty Smith
Pisaro,nicholas
Grant Deed
$325,000 · S & T Bank
—
—
Realty Smith
—
Deed Of Trust
related
$60,000 · S & T 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.
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