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Property profile & analytics
OFF-MARKET
Commercial real estate
1088 Delaware Ave, Buffalo, NY 14209-1650
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-1187930
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
0 ac (215 SF)
Zoning code
N-2R
APN
140200 100.39-1-32./1
UPID
US63-1187930
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
-
Athalie Joy Physician Medical Clinic
-
Cooley Frederick B PHD Physician Medical Clinic
-
The Center for Family Systems Theory of Western New York Family Counselor
-
Buffalo Chairs Production Facility Factory
-
Phototech-Paul Maze Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mary L Sulkowski · 7 yrs held
Mary L Sulkowski
since 2018
7 recorded transactions
Zoning & alternative use
N-2R · Buffalo, NY
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$39
Tax year 2023
Assessed value
$7,500
Assessed 2023
Previous assessed
$7,500
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$1.00
Assessed improvement
$7,499
Land market value
$1.00
Improvement market value
$10,713
Total market value
$10,714
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
0 ac (215 SF)
Zoning code
N-2R
APN
140200 100.39-1-32./1
UPID
US63-1187930
Jurisdiction
ERIE
Zoning & alternative use
N-2R · Buffalo, NY
Zoning N-2R · permitted uses
N-2R · 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.
Building & site characteristics
From public records
Heating
NONE
Lot
0 ac
Current owner
From public records · entity-resolved
Mary L Sulkowski
Individual
Mailing address
1088 DELAWARE AVE APT 3C, BUFFALO, NY 14209-1628
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
26 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2018
$325,000
Mary L Sulkowski
Curtin Jane G
Grant Deed
$40,000 · M&t Bk
May 8, 2017
$67,300
Sarah C Goodyear
Lyon-grande,geri
Grant Deed
—
Jan 26, 2017
—
Edward M Burch
Burch Daniel R
Affidavit Of Death
related
—
Mar 28, 2013
—
Jane M Mogavero
Wilcox,mary A
Grant Deed
related
—
Mar 30, 2012
$235,000
John R Mcclive
Brophy,james A III
Grant Deed
—
Mar 30, 2012
$395,000
James A Brophy III
Warner,nancy S
Grant Deed
—
Mar 12, 2010
$125,000
Arthur J Ziller
Lenzner,evelyn
Grant Deed
—
Nov 6, 2009
$425,000
Dennis C Stuart
Killeen,ruth D
Grant Deed
—
Oct 23, 2009
$125,000
Philip Frandina
Marzullo,frances L
Grant Deed
related
—
Oct 31, 2008
$5,000
Lori Ingalls
382 Ents INC
Quit Claim Deed
related
—
Oct 30, 2008
—
Kathleen M Kinan
Kinan,dorothy J
Quit Claim Deed
related
—
Jun 18, 2008
$120,000
Dymanic Buffalo Project
Seaman,michael A
Trustees Deed
—
—
—
Mary A Wilcox
—
Deed Of Trust
related
$75,000 · Manufacturers Traders & Trust
—
—
11 Taunton Place LLC
—
Deed Of Trust
related
$225,000 · Northwest Bk
—
—
Harold Pliss
—
Deed Of Trust
related
$23,706 · Hsbc Mortgage Corp (usa)
—
—
Maryann Wilcox
—
Deed Of Trust
related
$75,000 · Key Bank NA
—
—
James G Wisniewski
—
Deed Of Trust
related
$53,000 · M & T Bank
—
—
Janet M Archer
—
Deed Of Trust
related
$25,000 · Bank Of America
—
—
Theresa R Shea
—
Deed Of Trust
related
$60,000 · Manufacturers & Traders Trust
—
—
Mary E Loonsk
—
Deed Of Trust
related
$51,500 · Hsbc Mortgage Corp (usa)
—
—
David M Gregory
—
Deed Of Trust
related
$100,000 · Key Bank NA
—
—
James C Croglio
—
Deed Of Trust
related
$100,000 · St Josephs Parish Buffalo FCU
—
—
Dennis C Stuart
—
Deed Of Trust
related
$255,000 · M & T Bank
—
—
Robert M Zak
—
Deed Of Trust
related
$192,000 · Five Star Bank
—
—
Harry L Abbott
—
Deed Of Trust
related
$106,575 · Wells Fargo Bank
—
—
Joseph W Bebak
—
Deed Of Trust
related
$129,117 · M & T Bank
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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