Entity Owned Property summary
AI-generated overview
The property is a development site in East Amherst within the Town of Clarence, located on Transit Road near Wolcott Road. The site covers approximately 6.88 acres and was granted zoning approval for a mixed-use development. The approved plan includes 11 townhouse units, a 13,400 sq ft commercial building with one apartment and retail space on the first floor and four apartments on the second floor, along with approvals for 73 storage units and 72 parking spaces. Development would require demolition of the former Bitterman Automotive buildings and two additional houses located on the property.
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1975
Total area
6,714 SF
Lot
6.9 ac (300,564 SF)
Zoning code
MA
APN
143200 17.03-1-2.1
UPID
US63-3752967
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$844k
Blend (final)
Blend
$775k
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
MA · East Amherst, NY
Top alternative use upside
Retail stores
$975,000
+44.5%
Restaurant
$915,000
+35.9%
Neighborhood: shopping center
$910,000
+34.6%
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 4 comparables with addresses
6 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
$775k
Value range
$698k – $853k
±10% around blend
Estimated value / SF
$115 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
40
$698k
blend $775k
$853k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,714 SF
Lot area
6.9 ac
Year built
1975
Stories
2
APN
143200 17.03-1-2.1
Zoning
MA
Assessed value
$994,000
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
$490k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.3 mi away · 5,700 SF
14.3 mi away · 5,632 SF
28.8 mi away · 5,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$775k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 218 sales
$101
+15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $115/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+44%
vs current-use indication
Restaurant
Neighborhood: Shopping Center
Office Building
Auto Repair, Garage · current use
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 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$994k
Move the market yield to see immediate price impact.
Value / SF
$148
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%
$63k
$1.25M
$895k
$696k
$70k
$1.39M
$994k
$773k
$77k
$1.53M
$1.09M
$850k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$800k
12.0 mi · Sep 2025 · $152/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$994,000
Assessed 2023
Previous assessed
$994,000
+0.0% YoY
Assessed land
$227,600
Assessed improvement
$766,400
Land market value
$284,500
Improvement market value
$958,000
Total market value
$1,242,500
Applied tax rate
142,203.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1975
Heating
STEAM
Buildings
6
Stories
2
Bathrooms
1
Total area
6,714 SF
Lot
6.9 ac (300,564 SF)
Zoning code
MA
APN
143200 17.03-1-2.1
UPID
US63-3752967
Jurisdiction
ERIE
Zoning & alternative use
MA · East Amherst, NYZoning MA · permitted uses
MA · East Amherst, 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
1975
Heating
STEAM
Stories
2
Buildings
6
Bathrooms
1
Lot
6.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MA
Jurisdiction
East Amherst, NY
Recorded code
MA
Ownership Intelligence
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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
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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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