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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Investment properties
8625 Transit Rd East Amherst, NY 14051-1006
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-0069883
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1920
Total area
9,516 SF
Lot
1.32 ac (57,499 SF)
APN
143200 5.00-2-6
UPID
US63-0069883
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
-
B. Jaoude and Associates Real Estate Agency Property Management Company
-
NY Notary Officiant Law Firm
-
Love Your Dog Kennel & Boarding Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$895k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$504k
Blend (final)
Blend
$830k
Owner & transaction history
Lyric Rk LLC · 3 yrs held
Lyric Rk LLC
since 2023
Last sale
$840,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+75.6%
Restaurant
$1.3M
+65.1%
Neighborhood: shopping center
$1.3M
+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 East Amherst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Amherst 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
$820,000
ML approach
$895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$785,000
Current use
RETAIL STORES
$1,380,000
Change: +76% · Conversion: Easy
RESTAURANT
$1,300,000
Change: +65% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,290,000
Change: +64% · Conversion: Difficult
OFFICE BUILDING
$1,110,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$955,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $840k (Apr 28 2023)
Last sale anchor
$840k
Apr 28 2023
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
$87 / 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
$650,000
Assessed 2023
Previous assessed
$650,000
+0.0% YoY
Assessed land
$62,000
Assessed improvement
$588,000
Land market value
$77,500
Improvement market value
$735,000
Total market value
$812,500
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
Off-Market
Year built
1920
Heating
NONE
Buildings
1
Stories
1
Total area
9,516 SF
Lot
1.32 ac (57,499 SF)
APN
143200 5.00-2-6
UPID
US63-0069883
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
COMMERCIAL (GENERAL) Current
Est. value
$785,000
RETAIL STORES
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$955,000
COMMERCIAL (GENERAL) Current
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
1920
Heating
NONE
Stories
1
Buildings
1
Lot
1.32 ac
Current owner
From public records · entity-resolved
Lyric Rk LLC
Entity
Free & Clear · 3 yrs held
Mailing address
15 BRADLEY RD, WEYMOUTH, MA 02191-1901
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2023
$840,000
Lyric Rk LLC
Wadad Haikal Saliba
Warranty Deed
—
Jun 10, 2021
—
Wadad Haikal Saliba
Andre Sebaaly
Intrafamily Transfer
related
—
Jun 17, 2020
—
Cathleen G Cooley
Haikal C Saliba
Affidavit Of Death
related
—
Oct 31, 2007
$477,500
Haikal C Saliba
Marotta,david S
Warranty Deed
—
Jul 14, 2004
$174,900
David S Marotta
Gorenflo,gary E
Warranty Deed
$154,000 · Gary E Gorenflo
—
—
David S Marotta
—
Deed Of Trust
related
$150,000 · Jcj Holdings
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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