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Property profile & analytics
OFF-MARKET
Estimated value
$1,710,000
Community centers
7370 Transit Rd Williamsville, NY 14221-6020
Entity Owned
17-yr Hold
Free & Clear
Property ID
US63-1188539
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1992
Total area
16,065 SF
Lot
0.86 ac (37,462 SF)
Zoning code
GB
APN
142289 70.17-3-6.2
UPID
US63-1188539
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
-
Kitchen World Hardware & Home Improvement Kitchen & Bath Showroom
-
KW Associates General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.71M
Owner & transaction history
Phoenix Holdings Of Wny LLC · 17 yrs held
Phoenix Holdings Of Wny LLC
since 2009
2 recorded transactions
Zoning & alternative use
GB · Williamsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+17.9%
Retail stores
$2.3M
+10.7%
Office building
$2.3M
+8.5%
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
NEIGHBORHOOD: SHOPPING CENTER
$2,085,000
Current use
COMMERCIAL (GENERAL)
$2,460,000
Change: +18% · Conversion: Easy
RETAIL STORES
$2,305,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$2,260,000
Change: +9% · Conversion: Moderate
RESTAURANT
$1,990,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.71M
Range $1.54M – $1.88M · ±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
$106 / 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
$38,648
Tax year 2019
Assessed value
$1,550,000
Assessed 2023
Previous assessed
$1,550,000
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$1,310,000
Assessed improvement
$240,000
Land market value
$2,112,903
Improvement market value
$387,097
Total market value
$2,500,000
Applied tax rate
143,201.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1992
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
16,065 SF
Lot
0.86 ac (37,462 SF)
Zoning code
GB
APN
142289 70.17-3-6.2
UPID
US63-1188539
Jurisdiction
ERIE
Zoning & alternative use
GB · Williamsville, NY
Zoning GB · permitted uses
GB · Williamsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RETAIL STORES
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.3M
RESTAURANT
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1992
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
Phoenix Holdings Of Wny LLC
Entity
Free & Clear · 17 yrs held
Mailing address
7370 TRANSIT RD, WILLIAMSVILLE, NY 14221-6020
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2009
$1,552,000
Phoenix Holdings Of Wny LLC
Ddr Mdt Bn LLC
Grant Deed
—
—
—
Phoenix Holding Of Wny LLC
—
Deed Of Trust
related
$1,550,000 · Robert C JR Sanderson
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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