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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Investment properties
9890 Main St Clarence, NY 14031-2042
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US63-5624461
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1952
Total area
4,063 SF
Lot
1.1 ac (47,916 SF)
APN
143200 71.12-1-39
UPID
US63-5624461
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$585k
Comparable Approach
Comparable
$538k
Blend (final)
Blend
$540k
Owner & transaction history
Akers LLC · 6 yrs held
Akers LLC
since 2019
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$590,000
+22.2%
Neighborhood: shopping center
$550,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$635,000
6.5%
$585,000
7%
$545,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$485,000
Current use
RETAIL STORES
$590,000
Change: +22% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$550,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: -2% · Conversion: Easy
AUTO REPAIR, GARAGE
$410,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$133 / 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
$402,000
Assessed 2023
Previous assessed
$402,000
+0.0% YoY
Assessed land
$80,000
Assessed improvement
$322,000
Land market value
$100,000
Improvement market value
$402,500
Total market value
$502,500
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
1952
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
3
Total area
4,063 SF
Lot
1.1 ac (47,916 SF)
APN
143200 71.12-1-39
UPID
US63-5624461
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
$485,000
RETAIL STORES
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$550,000
OFFICE BUILDING
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$410,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1952
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
3
Lot
1.1 ac
Current owner
From public records · entity-resolved
Akers LLC
Entity
Mailing address
6503 ARROW DR, BRANT, MI 48614
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2019
$401,500
Akers LLC
Nancy Lee Lipinoga
Warranty Deed
—
—
—
Peter K Lipinoga
—
Deed Of Trust
related
$188,500 · Apex Mortgage Corp
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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