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Property profile & analytics
OFF-MARKET
Warehouses
9393 Main St, Clarence, NY 14031-1912
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US63-6046006
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1981
Total area
4,800 SF
Lot
15.3 ac (666,468 SF)
APN
143200 71.03-5-22.11
UPID
US63-6046006
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
-
E & M Hydraulic Inc General Contractor
-
Clarence Wall & Ceiling Inc Hardware & Home Improvement Interior Design
-
Anabec Big Box & Wholesale Store
-
Melymel Sweets Bakery Specialty Food Shop
-
Cooper Kenneth L Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Joseph J Frey · 21 yrs held
Joseph J Frey
since 2004
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$780,000
Assessed 2023
Previous assessed
$780,000
+0.0% YoY
Assessed land
$280,000
Assessed improvement
$500,000
Land market value
$350,000
Improvement market value
$625,000
Total market value
$975,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1981
Heating
NONE
Buildings
3
Stories
1
Total area
4,800 SF
Lot
15.3 ac (666,468 SF)
APN
143200 71.03-5-22.11
UPID
US63-6046006
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
Building & site characteristics
From public records
Year built
1981
Heating
NONE
Stories
1
Buildings
3
Lot
15.3 ac
Current owner
From public records · entity-resolved
Joseph J Frey
Individual
Mailing address
9393 MAIN ST, CLARENCE, NY 14031-1912
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2022
—
Naja INC
—
Deed
related
$565,000 · Tompkins Trust Co
Sep 17, 2004
$150,000
Joseph J Frey
Naja INC
Warranty Deed
$20,000 · Naja INC
—
—
Naja INC
—
Loan Modification, Consolidation And Extension
related
$760,000 · M&t R/e Tr
—
—
Naja INC
—
Deed Of Trust
related
$438,018 · M&t R/e Tr
—
—
Naja INC
—
Deed Of Trust
related
$323,477 · M & T Real Estate Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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