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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Investment properties
9159 Main St, Clarence, NY 14031-1964
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-0177508
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2006
Total area
9,050 SF
Lot
1.26 ac (54,886 SF)
APN
143200 71.03-5-1.111
UPID
US63-0177508
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
-
Chemung Canal Trust Company Bank
-
American Realty Group Real Estate Agency
-
Natale Builders Construction Company General Contractor
-
Natale Development Real Estate Agency
-
Rivera Greens by Natale Builders Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Richard N Gilbert · 3 yrs held
Richard N Gilbert
since 2023
Last sale
$758,900
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+14.9%
Neighborhood: shopping center
$1.2M
+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
$740,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,075,000
Current use
RESTAURANT
$1,235,000
Change: +15% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,225,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,055,000
Change: -2% · Conversion: Easy
AUTO REPAIR, GARAGE
$910,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $759k (Mar 15 2023)
Last sale anchor
$759k
Mar 15 2023
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
$85 / 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
$960,000
Assessed 2023
Previous assessed
$960,000
+0.0% YoY
Assessed land
$235,000
Assessed improvement
$725,000
Land market value
$293,750
Improvement market value
$906,250
Total market value
$1,200,000
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
9,050 SF
Lot
1.26 ac (54,886 SF)
APN
143200 71.03-5-1.111
UPID
US63-0177508
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
RESTAURANT
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$910,000
COMMERCIAL (GENERAL) Current
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.26 ac
Current owner
From public records · entity-resolved
Richard N Gilbert
Individual
Mailing address
9159 MAIN ST STE #3, CLARENCE, NY 14031-1964
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2025
—
Natale Property Acquisition LLC
—
Deed
related
$3,191,250 · Five Star Bank
Mar 15, 2023
$758,900
Richard N Gilbert
Natale Building Corp
Deed
—
Jan 23, 2018
—
Main Ridge South LLC
—
Deed
related
$1,211,250 · Cnb Bk
May 1, 2012
$1,100,000
Niagara Bk First
First Niagara Fndg INC
Grant Deed
related
—
May 25, 2007
$170,000
Main Ridge South LLC
Natale Building Corp
Grant Deed
$1,100,000 · First Niagara Funding INC
Aug 31, 2005
$170,000
Natale Building Corp
Newman Lawrence M Trust
Warranty Deed
—
—
—
5904 Sheridan LLC
—
Deed Of Trust
related
$525,000 · Northwest Svgs Bk
—
—
Main Ridge South LLC
—
Deed Of Trust
related
$389,275 · Cnb Bk
—
—
Main Ridge South LLC
—
Loan Modification
related
$1,211,250 · Cnb Bk
—
—
Main Ridge South LLC
—
Deed Of Trust
related
$180,000 · 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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