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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Warehouses
9580 Main St, Clarence, NY 14031-2002
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-0481185
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1955
Total area
34,606 SF
Lot
5.02 ac (218,671 SF)
APN
143200 71.15-1-5
UPID
US63-0481185
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
-
Adaptavan Production Facility
-
Stephen Development LLC Property Management Company Boat Storage Facility
-
Board To Be Wild, LLC Specialty Food Shop Butcher
-
JV Marketing Advertising Agency Marketing & Advertising
-
Satellite For Internet Telecommunications Service Data Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.18M
Blend (final)
Blend
$1.68M
Owner & transaction history
Rock Oak LLC · 4 yrs held
Rock Oak LLC
since 2021
Last sale
$1.7M
7 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
Method
Estimation
Statistic approach
$1,670,000
ML approach
$1,630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,030,000
Current use
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±10% · vs last sale $1.70M (Oct 7 2020)
Last sale anchor
$1.70M
Oct 7 2020
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
$48 / 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
$1,660,000
Assessed 2023
Previous assessed
$1,660,000
+0.0% YoY
Assessed land
$340,000
Assessed improvement
$1,320,000
Land market value
$425,000
Improvement market value
$1,650,000
Total market value
$2,075,000
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
1955
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
34,606 SF
Lot
5.02 ac (218,671 SF)
APN
143200 71.15-1-5
UPID
US63-0481185
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
WAREHOUSE, STORAGE Current
Est. value
$2.0M
WAREHOUSE, STORAGE Current
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
1955
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.02 ac
Current owner
From public records · entity-resolved
Rock Oak LLC
Entity
Mailing address
9580 MAIN ST, CLARENCE, NY 14031-2002
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2021
$200,000
Rock Oak LLC
John Seager
Warranty Deed
$190,000 · John Seager
Oct 5, 2021
—
Rock Oak West I LLC
—
Deed
related
$14,837,000 · Walker & Dunlop LLC
Oct 7, 2020
$1,700,000
9580 Main Street LLC
Tojo LLC
Warranty Deed
—
Oct 7, 2020
—
9580 Main Street LLC
—
Deed
related
$1,460,000 · Keybank USA
Dec 5, 2019
—
Tojo LLC
—
Deed
related
$450,000 · Keybank USA
Aug 28, 2017
—
Tojo LLC
—
Deed
related
$500,000 · Northwest Bank
Jan 2, 2004
—
Tojo LLC
Lorentz,thomas W
Grant Deed
related
—
—
—
Tojo LLC
—
Deed Of Trust
related
$450,000 · Keybank USA
—
—
9580 Main Street LLC
—
Loan Modification
related
$1,460,000 · Keybank USA
—
—
Tojo LLC
—
Deed Of Trust
related
$927,000 · 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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