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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Industrial properties
8615 Roll Rd, Clarence Center, NY 14032-9440
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US63-1972701
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1987
Total area
10,698 SF
Lot
2.54 ac (110,642 SF)
APN
143200 57.11-3-2
UPID
US63-1972701
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
-
21 Outs Softball Training Gym & Fitness Center Sports Field & Court
-
3&2 Baseball Clarence Gym & Fitness Center Sports School
-
R.E. McNamara, Inc - General Contractors Construction Company
-
Buffalo Millwork and Supply General Contractor
-
Clarence Kitchen Design Studio Hardware & Home Improvement Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$340k
CAP Approach
CAP
$720k
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$530k
Owner & transaction history
8615 Roll Road LLC · 9 yrs held
8615 Roll Road LLC
since 2016
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$625,000
+68.7%
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
$340,000
CAP Approach
CAP Return
Estimation
6%
$785,000
6.5%
$720,000
7%
$670,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$370,000
Current use
WAREHOUSE, STORAGE
$625,000
Change: +69% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$50 / 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
$1,000,000
Assessed 2023
Previous assessed
$550,000
+81.8% YoY
Assessed land
$450,000
Assessed improvement
$550,000
Land market value
$562,500
Improvement market value
$687,500
Total market value
$1,250,000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1987
Heating
NONE
Buildings
3
Stories
2
Total area
10,698 SF
Lot
2.54 ac (110,642 SF)
APN
143200 57.11-3-2
UPID
US63-1972701
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
INDUSTRIAL (GENERAL) Current
Est. value
$370,000
WAREHOUSE, STORAGE
Est. value
$625,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1987
Heating
NONE
Stories
2
Buildings
3
Lot
2.54 ac
Current owner
From public records · entity-resolved
8615 Roll Road LLC
Entity
Mailing address
8615 ROLL RD, CLARENCE CENTER, NY 14032-9440
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Mar 8, 2024
—
8615 Roll Road LLC
—
Deed
related
$330,000 · Evans Bank NA
Oct 22, 2021
—
8615 Roll Road LLC
—
Deed
related
$2,550,000 · Evans Bank NA
Nov 28, 2016
$480,000
8615 Roll Road LLC
Tesmer,richard R JR & Robert T
Warranty Deed
$380,000 · Bank Of Akron
Sep 24, 2010
—
Richard R Tesmer JR.
Tesmer,dorothy M
Quit Claim Deed
related
—
—
—
Richard R Tesmer JR.
—
Deed Of Trust
related
$200,000 · First Niagara Bank
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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