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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office buildings
950 Main St East Aurora, NY 14052-1924
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2616736
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1983
Total area
3,401 SF
Lot
1.3 ac (56,628 SF)
APN
142401 165.18-2-12.1
UPID
US63-2616736
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
-
TeethXpress Dental Office
-
Westermeier Martin Dental Care Dental Office
-
Westermeier & Martin Dental: Martin Jeffery R DDS Dental Office
-
Scott Westermeier R, DDS Dental Office
-
Aurora Sedation Dentists Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$576k
Blend (final)
Blend
$575k
Owner & transaction history
Donna Marie Westermeier · 2 yrs held
Donna Marie Westermeier
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$495,000
+24.4%
Neighborhood: shopping center
$460,000
+15.9%
Commercial (general)
$455,000
+15.0%
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 East Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Aurora 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%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$395,000
Current use
RETAIL STORES
$495,000
Change: +24% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$460,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$455,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$169 / 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
$483,200
Assessed 2023
Previous assessed
$483,200
+0.0% YoY
Assessed land
$68,800
Assessed improvement
$414,400
Land market value
$286,667
Improvement market value
$1,726,666
Total market value
$2,013,333
Applied tax rate
142,401.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1983
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
3,401 SF
Lot
1.3 ac (56,628 SF)
APN
142401 165.18-2-12.1
UPID
US63-2616736
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
$395,000
RETAIL STORES
Est. value
$495,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$460,000
COMMERCIAL (GENERAL)
Est. value
$455,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1983
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Donna Marie Westermeier
Individual
Mailing address
3223 OLD OAK DR, SARASOTA, FL 34239-5020
Ownership since
2024
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
Apr 2, 2024
—
Donna Marie Westermeier
Westermeier Consulting LLC
Intrafamily Transfer
related
—
Apr 1, 2021
—
Westermeier Consulting LLC
—
Deed
related
$1,000,000 · Evans Bank NA
Aug 29, 2019
—
Westermeier Consulting LLC
Westermeier,r Scott
Quit Claim Deed
related
—
Nov 5, 2009
—
R Scott Westermeier
—
Trustees Deed
related
$30,000 · Evans Bank NA
—
—
R Scott Westermeier
—
Loan Modification
related
$350,000 · Evans Bk NA
—
—
R Scott Westermeier
—
Deed Of Trust
related
$150,000 · Evans Bank NA
—
—
R Scott Westermeier
—
Deed Of Trust
related
$207,594 · Evans Bk NA
—
—
R Scott Westermeier
—
Deed Of Trust
related
$257,000 · Evans Bank NA
—
—
R Scott Westermeier
—
Deed Of Trust
related
$77,000 · Evans Bank NA
—
—
R S Westermeier
—
Deed Of Trust
related
$700,000 · Evans National Bank
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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