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Property profile & analytics
OFF-MARKET
Estimated value
$1,970,000
Manufacturing properties
105 Msgr Valente Dr Buffalo, NY 14206-1815
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-1811203
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1996
Total area
39,884 SF
Lot
4.34 ac (189,050 SF)
Zoning code
D-IL
APN
140200 112.14-1-8.31
UPID
US63-1811203
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
-
Father Sam's Bakery Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$1.97M
Owner & transaction history
Erie County Industrial Development · 2 yrs held
Erie County Industrial Development
since 2023
5 recorded transactions
Zoning & alternative use
D-IL · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.4M
+117.8%
Commercial (general)
$2.1M
+92.2%
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 Buffalo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buffalo 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,405,000
Change: +118% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,125,000
Change: +92% · Conversion: Difficult
Blend value · Realmo final
$1.97M
Range $1.77M – $2.17M · ±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
$49 / 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
Tax billed
$8,315
Tax year 2023
Assessed value
$1,600,000
Assessed 2023
Previous assessed
$1,600,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$182,200
Assessed improvement
$1,417,800
Land market value
$260,286
Improvement market value
$2,025,428
Total market value
$2,285,714
Applied tax rate
140,200.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
39,884 SF
Lot
4.34 ac (189,050 SF)
Zoning code
D-IL
APN
140200 112.14-1-8.31
UPID
US63-1811203
Jurisdiction
ERIE
Zoning & alternative use
D-IL · Buffalo, NY
Zoning D-IL · permitted uses
D-IL · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Buffalo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.1M
WAREHOUSE, STORAGE
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
1996
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
4.34 ac
Current owner
From public records · entity-resolved
Erie County Industrial Development
Entity
Mailing address
95 PERRY ST STE #403, BUFFALO, NY 14203-3030
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
—
105 Monsignor Valente Drive LLC
—
Deed
related
$2,160,000 · M & T Bank
Nov 30, 2023
—
Erie County Industrial Development
105 Monsignor Valente Drive LLC
Lease
$143,538 · Erie County Industrial Development Agen
May 2, 2013
$1,400,000
105 Mosignor Valente Drive LLC
Commitment 2000 INC
Warranty Deed
—
Jan 2, 2013
—
Commitment 2000 INC
Erie County Indl Dev Agency
Quit Claim Deed
related
—
—
—
Commitment 2000 INC
—
Deed Of Trust
related
$336,000 · Land & Lakes Lndg
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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