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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Office buildings
9074 Main St, Clarence, NY 14031-1934
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-5716625
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2020
Total area
6,388 SF
Lot
2.11 ac (91,912 SF)
APN
143200 71.13-2-15
UPID
US63-5716625
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
-
Cortese Construction Construction Company
-
Cortese Construction Services Corp. Construction Company General Contractor
-
Betterliving Sunrooms & Awnings by Cortese General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$968k
Blend (final)
Blend
$805k
Owner & transaction history
Giovinazzo Group 1951 LLC · 7 yrs held
Giovinazzo Group 1951 LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$930,000
+24.4%
Restaurant
$875,000
+17.0%
Neighborhood: shopping center
$865,000
+15.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
RETAIL STORES
$930,000
Change: +24% · Conversion: Moderate
RESTAURANT
$875,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$865,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$760,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$640,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±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
$126 / 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
$930,000
Assessed 2023
Previous assessed
$930,000
+0.0% YoY
Assessed land
$300,000
Assessed improvement
$630,000
Land market value
$375,000
Improvement market value
$787,500
Total market value
$1,162,500
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
2020
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
6,388 SF
Lot
2.11 ac (91,912 SF)
APN
143200 71.13-2-15
UPID
US63-5716625
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
$745,000
RETAIL STORES
Est. value
$930,000
RESTAURANT
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$865,000
COMMERCIAL (GENERAL)
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$640,000
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.11 ac
Current owner
From public records · entity-resolved
Giovinazzo Group 1951 LLC
Entity
Free & Clear · 7 yrs held
Mailing address
9074 MAIN ST, CLARENCE, NY 14031-1934
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2020
—
Giovinazzo Group 1951 LLC
—
Deed
related
$1,700,000 · Lake Shore Svgs Bk
May 28, 2019
$225,000
Giovinazzo Group 1951 LLC
9074 Main LLC
Grant Deed
—
Jan 28, 2016
$150,000
9074 Main LLC
Drcml LLC
Warranty Deed
—
Mar 31, 2009
—
Drcml LLC
Mackinnon,douglas J
Quit Claim Deed
related
—
Dec 28, 2007
$155,000
Douglas J Mackinnon
Jmf Prop LLC
Grant Deed
$155,000 · Jmf Properties LLC
Jun 1, 2005
$100,700
Jmf Properties LLC
Funk,edith A
Grant Deed
$90,700 · Phillip & Peggy L Halpern
—
—
Giovinazzo Group 1951 LLC
—
Deed Of Trust
related
$1,700,000 · Lake Shore Svgs 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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