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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Office buildings
8940 Main St, Clarence, NY 14031-1959
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-0034186
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Total area
9,186 SF
Lot
2.17 ac (94,525 SF)
APN
143200 70.20-3-27
UPID
US63-0034186
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
-
NICL Insurance Services, LLC Insurance Agency
-
ANAdeeds, Inc. Corporate Office
-
Essex Homes Of WNY Construction Company General Contractor
-
American National Abstract LLC Title Company
-
TruLandlord Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$672k
Blend (final)
Blend
$715k
Owner & transaction history
Sheryl Silverberg · 2 yrs held
Sheryl Silverberg
since 2024
Last sale
$714,057
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+1.8%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarence 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
$715,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,075,000
Current use
COMMERCIAL (GENERAL)
$1,090,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$925,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $714k (Apr 24 2024)
Last sale anchor
$714k
Apr 24 2024
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
$78 / 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
$646,000
Assessed 2023
Previous assessed
$646,000
+0.0% YoY
Assessed land
$290,000
Assessed improvement
$356,000
Land market value
$362,500
Improvement market value
$445,000
Total market value
$807,500
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
1979
Heating
NONE
Buildings
1
Stories
2
Total area
9,186 SF
Lot
2.17 ac (94,525 SF)
APN
143200 70.20-3-27
UPID
US63-0034186
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
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$925,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1979
Heating
NONE
Stories
2
Buildings
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
Sheryl Silverberg
Individual
Free & Clear · 2 yrs held
Mailing address
12 GLN MDW DR S, EAST AMHERST, NY 14051-2384
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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 24, 2024
$714,057
Sheryl Silverberg
Dodge Road Development LLC
Deed
—
Apr 17, 2024
$593,205
John H Buettner
Dodge Road Development LLC
Deed
—
May 18, 2023
$513,835
Gary G Klenk
Essex Homes Of Wny INC
Condominium Deed
—
Jun 19, 2020
—
506 Linwood LLC
—
Deed
related
$600,000 · M&t Bk
—
—
506 Linwood LLC
—
Deed Of Trust
related
$600,000 · M&t Bk
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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