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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Office buildings
910-914 Maple Rd, Williamsville, NY 14221
Individually Owned
21-yr Hold
Free & Clear
Property ID
US63-3673568
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
6,692 SF
Lot
1.03 ac (44,867 SF)
Zoning code
NB
APN
142289 55.16-4-31
UPID
US63-3673568
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.30M
Owner & transaction history
Merle L Whitehead · 21 yrs held
Merle L Whitehead
since 2004
Last sale
$1.3M
1 recorded transaction
Zoning & alternative use
NB · Williamsville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+8.7%
Retail stores
$960,000
+2.0%
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 Williamsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsville 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
$1,300,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
$1,485,000
6.5%
$1,370,000
7%
$1,270,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$940,000
Current use
COMMERCIAL (GENERAL)
$1,025,000
Change: +9% · Conversion: Easy
RETAIL STORES
$960,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$870,000
Change: -8% · Conversion: Difficult
RESTAURANT
$830,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.30M (Dec 23 2024)
Last sale anchor
$1.30M
Dec 23 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
$194 / 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
$38,554
Tax year 2019
Assessed value
$1,350,000
Assessed 2023
Previous assessed
$1,350,000
+0.0% YoY
Effective rate
2.86%
On assessed value
Assessed land
$205,000
Assessed improvement
$1,145,000
Land market value
$330,645
Improvement market value
$1,846,774
Total market value
$2,177,419
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
2002
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
6,692 SF
Lot
1.03 ac (44,867 SF)
Zoning code
NB
APN
142289 55.16-4-31
UPID
US63-3673568
Jurisdiction
ERIE
Zoning & alternative use
NB · Williamsville, NY
Zoning NB · permitted uses
NB · Williamsville, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$940,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
RETAIL STORES
Est. value
$960,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$870,000
RESTAURANT
Est. value
$830,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
2
Buildings
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Merle L Whitehead
Individual
Free & Clear · 21 yrs held
Mailing address
910 MAPLE RD, WILLIAMSVILLE, NY 14221-3242
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2004
$148,050
Merle L Whitehead
Realty USA Com INC
Warranty Deed
—
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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