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    Property profile & analytics

    452 Pearl St Buffalo, NY 14202-1904

    • Investment properties
    • 7,527 SF
    • 0.13 lot acres
    OFF-MARKET
    Value Estimations
    $725,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-2980753
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Indian Spice House / Restaurant

    Property Details for 452 Pearl St

    Year built
    1923
    Lot size
    0.13 lot acres
    Property size
    7,527 SF
    Zone code
    N-1C
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    140200 111.38-2-2.1
    APU
    14020011138221

    Description

    This exceptional mixed-use property in Buffalo, NY, presents a unique investment opportunity. Located at 452 & 454 Pearl Street, this two-story, 10,663 square foot building boasts two ground-floor restaurants and two upper-floor apartments (a three-bedroom and a one-bedroom). The apartments have undergone recent updates. The property includes a two-car garage and convenient alley access via Asbury Alley. Situated directly across from Shea's Theatre's Pearl Street entrance, this location benefits from high foot traffic and proximity to the heart of Buffalo's entertainment and theatre districts. Most restaurant equipment is included in the sale. The 0.17-acre lot is zoned N-1C, offering potential for redevelopment or expansion within a vibrant, rapidly developing area. Abundant nearby parking options further enhance the property's appeal. This is an ideal opportunity for owner-users, investors, or developers seeking a prime location in a thriving downtown area. The property's APN is 140200-111-380-0002-002-100. Built in 1923, this one-building property offers four units in total.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $895,000
      Market price range: $426k - $1.23M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $925,000
      Current use
      RETAIL STORES
      $1,080,000
      Change: +17% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $975,000
      Change: +6% Conversion: Difficult
      RESTAURANT
      $930,000
      Change: +1% Conversion: Difficult
      OFFICE BUILDING
      $875,000
      Change: -6% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.874
    Latitude
    42.8917
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $2,832
    $67,900
    $477,100
    $545,000
    -
    $97,000
    $681,571
    $778,571

    Comparable in this City

    • Value Estimation by Request
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      $610,000
      22,500 SF

      450 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 22,500 SF
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    • Value Estimation
      $3,150,000
      34,972 SF

      67 Chippewa St

      OFFICE/RESIDENTIAL (MIXED USE) • 34,972 SF
      67 Chippewa St, Buffalo, NY 14202-2004
      View Details
    • Value Estimation
      $525,000
      3,100 SF

      445 Franklin St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,100 SF
      445 Franklin St, Buffalo, NY 14202-1301
      View Details
    • Value Estimation
      $955,000
      6,098 SF

      417 Franklin St

      OFFICE/RESIDENTIAL (MIXED USE) • 6,098 SF
      417 Franklin St, Buffalo, NY 14202-1507
      View Details
    • Value Estimation by Request
      8,400 SF

      83 Chippewa St

      OFFICE/RESIDENTIAL (MIXED USE) • 8,400 SF
      83 Chippewa St, Buffalo, NY 14202-2010
      View Details

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    452 Pearl St
    Buffalo, NY 14202-1904
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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
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