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Property profile & analytics
OFF-MARKET
Estimated value
$1,100,000
Office buildings
9095 Main St, Clarence, NY 14031-1967
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US63-3601398
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2002
Total area
9,598 SF
Lot
2 ac (87,120 SF)
APN
143200 71.17-1-66
UPID
US63-3601398
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
-
Diagnostic Imaging Associates Physician
-
Phoenix Physical Therapy Physician
-
Upper Cervical Chiropractic of Buffalo Alternative Medicine Practice
-
Clarence Cardiology Medical Clinic
-
Precision Mobility and Performance Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.10M
Owner & transaction history
90952 Main Street Clarence LLC · 8 yrs held
90952 Main Street Clarence LLC
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+24.4%
Restaurant
$1.3M
+17.0%
Neighborhood: shopping center
$1.3M
+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
$1,120,000
Current use
RETAIL STORES
$1,395,000
Change: +24% · Conversion: Moderate
RESTAURANT
$1,310,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,300,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,140,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$965,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±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
$115 / 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
$1,250,000
Assessed 2023
Previous assessed
$1,250,000
+0.0% YoY
Assessed land
$185,000
Assessed improvement
$1,065,000
Land market value
$231,250
Improvement market value
$1,331,250
Total market value
$1,562,500
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
9,598 SF
Lot
2 ac (87,120 SF)
APN
143200 71.17-1-66
UPID
US63-3601398
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
RETAIL STORES
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$965,000
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
2002
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2 ac
Current owner
From public records · entity-resolved
90952 Main Street Clarence LLC
Entity
Mailing address
9580 MAIN ST, CLARENCE, NY 14031-2002
Ownership since
2017
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
Dec 20, 2019
—
9095 Main Street Clarence LLC
—
Deed
related
$850,000 · Five Star Bank
Dec 1, 2017
$1,200,000
90952 Main Street Clarence LLC
Clarence Crossroads Center LLC
Grant Deed
$900,000 · Clarence Crossroads Center LLC
Dec 1, 2008
—
Clarence Crossroads Center LLC
Bloom,michael J
Warranty Deed
$550,000 · First Niagara Funding INC
Oct 17, 2006
—
Clarence Crossroads Center LLC
Clarence Crossroads Center LLC
Quit Claim Deed
related
$180,000 · Kevin J Lang
Nov 24, 2004
—
Clarence Crossroads Center LLC
Bloom,michael J
Warranty Deed
related
—
—
—
Clarence Crossroads Center LLC
—
Deed Of Trust
related
$688,532 · First Niagara Funding INC
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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