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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office buildings
8770 Transit Rd, East Amherst, NY 14051-1786
Individually Owned
25-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-3005104
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
7,550 SF
Lot
0.76 ac (33,264 SF)
APN
142289 57.05-3-2
UPID
US63-3005104
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
-
Anthony Mancuso - Ameriprise Financial Services, LLC Financial Advisor
-
Dr. Fanwei Meng, MD Physician
-
Clarence Eye Care Contact Lenses Supplier Optician
-
Medical Weight Loss And Health Care Medical Clinic
-
Amerina Physical Medicine Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$400k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$625k
Blend (final)
Blend
$510k
Owner & transaction history
Wayne A Levan
Wayne A Levan
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
$400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$760,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$68 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$19,799
Tax year 2019
Assessed value
$710,000
Assessed 2023
Previous assessed
$710,000
+0.0% YoY
Effective rate
2.79%
On assessed value
Assessed land
$320,000
Assessed improvement
$390,000
Land market value
$516,129
Improvement market value
$629,032
Total market value
$1,145,161
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,550 SF
Lot
0.76 ac (33,264 SF)
APN
142289 57.05-3-2
UPID
US63-3005104
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
AUTO REPAIR, GARAGE
Est. value
$760,000
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
2005
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.76 ac
Current owner
From public records · entity-resolved
Wayne A Levan
Individual
Mailing address
9155 THOMPSONWOOD DR, CLARENCE CENTER, NY 14032-9775
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Wayne A Levan
—
Deed Of Trust
related
$150,000 · Lake Shore Savings Bank
—
—
Wayne A Levan
—
Deed Of Trust
related
$60,000 · Lake Shore S & L Assn
—
—
Wayne A Levan
—
Deed Of Trust
related
$550,000 · Lake Shore S & L Assn
—
—
Wayne A Levan
—
Deed Of Trust
related
$100,000 · Lake Shore Savings 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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