New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,365,000
Office buildings
8203 Main St, Williamsville, NY 14221-6050
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-3591409
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
18,522 SF
Lot
5 ac (217,800 SF)
APN
143200 82.01-1-50
UPID
US63-3591409
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
-
Garas Law Firm, LLP Law Firm
-
Swetz Darren M Law Firm
-
Michael J. Garvey, D.M.D. Dental Office
-
Metlife Auto & Home Insurance Agency
-
Brett Prusinski: Allstate Insurance Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$2.37M
Owner & transaction history
North Forest Properties 5 LLC · 4 yrs held
North Forest Properties 5 LLC
since 2021
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+8.7%
Retail stores
$2.7M
+2.0%
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
OFFICE BUILDING
$2,610,000
Current use
COMMERCIAL (GENERAL)
$2,835,000
Change: +9% · Conversion: Easy
RETAIL STORES
$2,660,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,405,000
Change: -8% · Conversion: Difficult
RESTAURANT
$2,295,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.37M
Range $2.13M – $2.60M · ±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
$128 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$4,250,000
Assessed 2023
Previous assessed
$4,250,000
+0.0% YoY
Assessed land
$2,095,000
Assessed improvement
$2,155,000
Land market value
$2,618,750
Improvement market value
$2,693,750
Total market value
$5,312,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
18,522 SF
Lot
5 ac (217,800 SF)
APN
143200 82.01-1-50
UPID
US63-3591409
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.8M
RETAIL STORES
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
RESTAURANT
Est. value
$2.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
5 ac
Current owner
From public records · entity-resolved
North Forest Properties 5 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2829 WEHRLE DR STE #1, WILLIAMSVILLE, NY 14221-7387
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
—
North Forest Properties 5 LLC
—
Deed
related
$5,810,000 · Ohio National Life Insurance
Sep 14, 2021
—
North Forest Properties 5 LLC
North Forest Properties 5 LLC
Intrafamily Transfer
related
—
Aug 25, 2021
—
North Forest Properties LLC
Town Of Clarence
Quit Claim Deed
related
—
Aug 25, 2006
—
Town Of Clarence
Stonegate South LLC
Grant Deed
$1,300,000 · Standard Insurance Co
Jan 21, 2005
—
Stonegate South LLC
North Forest Props 2 LLC
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8203 Main St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
