Entity Owned 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
Current use
Occupant on record · Public records
-
Postal Service Courier Service
-
Discount Store
-
Bank Credit Union
Location
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
since 2022
6 recorded transactions
Zoning & alternative use
05 - COMMERCIAL · Churchville, NY
Top alternative use upside
Restaurant
$1.1M
+62.9%
Auto repair, garage
$1.0M
+57.3%
Office building
$820,000
+24.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$855k
Value range
$770k – $941k
±10% around blend
Estimated value / SF
$94 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$770k
blend $855k
$941k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,100 SF
Lot area
5.3 ac
Year built
2006
Stories
1
APN
264889 142.04-1-31
Zoning
05 - COMMERCIAL
Assessed value
$675,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$469k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.5 mi away · 6,516 SF
14.0 mi away · 6,560 SF
14.7 mi away · 7,066 SF
15.2 mi away · 7,557 SF
16.0 mi away · 8,370 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$855k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 694 sales
$72
+30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $94/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+63%
vs current-use indication
Auto Repair, Garage
Office Building
Commercial (general) · current use
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$675k
Move the market yield to see immediate price impact.
Value / SF
$74
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$43k
$851k
$608k
$473k
$47k
$945k
$675k
$525k
$52k
$1.04M
$742k
$578k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$550k
5.0 mi · Nov 2025 · $58/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, NYZoning 05 - COMMERCIAL · permitted uses
05 - COMMERCIAL · Churchville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
05 - COMMERCIAL
Jurisdiction
Churchville, NY
Recorded code
05 - COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 05 - COMMERCIAL in Churchville, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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