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Property profile & analytics
FOR SALE
Investment properties
8500 Roll Rd, Clarence Center, NY 14032
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-3756582
For Sale
1 / 3
$2,000,000
8500 Roll Rd, Clarence Center, NY 14032
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2006
Total area
15,576 SF
Lot
5.68 ac (247,421 SF)
APN
143200 57.11-4-5.2
UPID
US63-3756582
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
-
Wilmack Photo Photography Service (Bike/Boat/Book/etc) Store
-
Little Pandas Preschool & Play High School Daycare Center
-
Discover Fitness redefined. Gym & Fitness Center
-
GRN Buffalo Employment Agency
-
Richele Renea Photography Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.25M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$2.51M
Owner & transaction history
Ebmv 8500 Roll LLC · 1 yrs held
Ebmv 8500 Roll LLC
since 2025
Last sale
$3.1M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.3M
+75.6%
Restaurant
$2.1M
+65.1%
Neighborhood: shopping center
$2.1M
+63.6%
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 Clarence Center submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarence Center 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%
$2,440,000
6.5%
$2,250,000
7%
$2,090,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,265,000
Change: +76% · Conversion: Easy
RESTAURANT
$2,130,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,110,000
Change: +64% · Conversion: Difficult
OFFICE BUILDING
$1,820,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,565,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $3.07M (Jan 4 2025)
Last sale anchor
$3.07M
Jan 4 2025
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
$161 / 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
$2,260,000
Assessed 2023
Previous assessed
$2,260,000
+0.0% YoY
Assessed land
$200,000
Assessed improvement
$2,060,000
Land market value
$250,000
Improvement market value
$2,575,000
Total market value
$2,825,000
Applied tax rate
142,203.0000
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
For Sale
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
15,576 SF
Lot
5.68 ac (247,421 SF)
APN
143200 57.11-4-5.2
UPID
US63-3756582
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
RETAIL STORES
Est. value
$2.3M
RESTAURANT
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2
Lot
5.68 ac
Current owner
From public records · entity-resolved
Ebmv 8500 Roll LLC
Entity
Mailing address
710 DODGE RD, GETZVILLE, NY 14068-1213
Ownership since
2025
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
Apr 4, 2025
$3,070,000
Ebmv 8500 Roll LLC
8500 Roll Road INC
Bargain & Sale Deed
$2,400,000 · Cnb Bank
Feb 14, 2017
—
8500 Roll Road INC
—
Deed
related
$2,400,000 · Bank Of Akron
Apr 13, 2007
—
8500 Roll Road INC
Banach,cesare J & Sally
Warranty Deed
$1,050,000 · First Niagara Funding INC
—
—
8500 Roll Road INC
—
Deed Of Trust
related
$325,000 · General Electric Capital Corp
—
—
8500 Roll Road INC
—
Deed Of Trust
related
$2,400,000 · Bank Of Akron
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?”
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