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    452 Franklin St Buffalo, NY 14202

    Sponsored
    For Sale
    Pending
    $399,000

    SINGLE_FAMILY - Buffalo, NY

    Type:Office
    Property size:
    6,042 SF
    Lot size:
    0.13 Acres
    Days on Market:
    87
    Last Refresh:
    Jan 23 at 3:06 am

    Property Features for 452 Franklin St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential
    Property subtype
    Office
    TransactionType
    Standard
    Standard status
    Pending
    Zoning
    N-2E
    Rooms
    Basement
    APN
    140200-100-780-0003-011-100
    Parking
    5
    Parking features
    Paved or Surfaced
    Size
    6,042 SF
    Lot size
    0.13 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air

    Building Details

    Year built
    1860
    Floors in Building
    3
    Number of units
    4
    Flooring type
    Vinyl, Linoleum, Varies, Hardwood, Carpet
    Building materials
    Brick
    Roof type
    Flat

    We can help!

    Listing Contact
    Karina Stachowiak

    Keller Williams Realty Buffalo Northtowns (716) 832-3300 [email protected]

    Listing agent Karina Stachowiak (716) 832-3300 License #10401362457

    Listing date Oct 29, 2025

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Allentown Mixed-Use Historic Property

    Located in the Allentown neighborhood of Buffalo, this mixed-use property dates back to circa 1860. The building, one of Buffalo's oldest, was formerly the McClellan Music House. The first floor is occupied by a long-term salon tenant who also resides in the third-floor studio apartment. The third-floor studio features original flooring, a modern kitchen, and natural light. The second floor contains two vacant units. Recent updates include interior and exterior paint, plumbing, electrical, heating systems, and windows. The property includes off-street parking for five vehicles and a covered loading dock with access to storage space. Situated near Allen Street, the Medical Corridor, Theater District, and Elmwood Village, the location is conveniently located. The property is on a priority route near the Medical Corridor, ensuring it is among the first streets cleared during winter. The gross floor area is 6,042 square feet, including a 4,304 square foot basement and 1,738 square feet of additional basement space. The lot size is 0.1343 acres. The property qualifies for historic tax credits and is zoned N-2E. The intended use of the property is mixed-use. The property offers potential rental opportunities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Franklin Salon+Esthetics Beauty Salon

    Suggested Use

    Realty agency Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Law Firm Building Supply Clothing Store Gym & Fitness

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.873098
    Latitude
    42.898006

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    FAQs

    What type of property is this?
    Mixed-use property - Historic mixed-use property in Allentown with salon tenant and studio apartment.
    Where is this mixed-use property located?
    The property is located at 452 Franklin St Buffalo, NY.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: - Prime Allentown location: Steps from Allen Street, Medical Corridor, Theater District, and Elmwood Village; priority snow removal route.; - Mixed-use property with existing long-term salon tenant providing stable income and occupying both first floor and a third-floor studio apartment.; - Two vacant second-floor units offer immediate rental income potential or redevelopment opportunity.
    (716) 908-4212
    Request Owner's contact information
    452 Franklin St Buffalo, NY 14202
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    Buffalo, NY 14202
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    452 Franklin St Buffalo, NY 14202
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    We can help!
    Listing Contact
    Karina Stachowiak
    Real Estate License ID: 10401362457
    (716) 908-4212
    Learn more
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