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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Investment properties
9155 Main St Clarence, NY 14031-1919
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-1248553
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1968
Total area
9,412 SF
Lot
0.93 ac (40,511 SF)
APN
143200 71.17-1-65
UPID
US63-1248553
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
-
lakeview global inc Freight Service Logistics Company
-
TCS Development LLC Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$749k
Blend (final)
Blend
$930k
Owner & transaction history
9155 Main St LLC · 5 yrs held
9155 Main St LLC
since 2021
Last sale
$945,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+22.2%
Restaurant
$1.3M
+14.9%
Neighborhood: shopping center
$1.3M
+13.9%
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
$1,170,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,120,000
Current use
RETAIL STORES
$1,365,000
Change: +22% · Conversion: Easy
RESTAURANT
$1,285,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,275,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,100,000
Change: -2% · Conversion: Easy
AUTO REPAIR, GARAGE
$945,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $945k (Jun 16 2021)
Last sale anchor
$945k
Jun 16 2021
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
$99 / 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
$420,000
Assessed 2023
Previous assessed
$420,000
+0.0% YoY
Assessed land
$195,000
Assessed improvement
$225,000
Land market value
$243,750
Improvement market value
$281,250
Total market value
$525,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1968
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
9,412 SF
Lot
0.93 ac (40,511 SF)
APN
143200 71.17-1-65
UPID
US63-1248553
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$945,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1968
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.93 ac
Current owner
From public records · entity-resolved
9155 Main St LLC
Entity
Mailing address
635 WYOMING AVE, BUFFALO, NY 14215-2631
Ownership since
2021
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
Jun 16, 2021
$945,000
9155 Main St LLC
Pas Properties LLC
Special Warranty Deed
—
May 17, 2004
—
Phyllis A Siskar
Siskar,thomas D
Quit Claim Deed
$340,000 · Charter One Bank
—
—
Walden Princeton LLC
—
Loan Modification
related
$150,000 · Timothy Mccluskey
—
—
Pas Properties LLC
—
Loan Modification
related
$568,000 · Bank Of Akron
—
—
Pas Properties LLC
—
Deed Of Trust
related
$150,000 · Timothy Mccluskey
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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