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Property profile & analytics
OFF-MARKET
Estimated value
$2,900,000
Strip malls
1100 Southwestern Blvd Buffalo, NY 14224-4400
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-6235656
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1999
Total area
16,938 SF
Lot
2.3 ac (100,188 SF)
Zoning code
10
APN
146800 144.19-7-75
UPID
US63-6235656
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
-
Subway Take-out & Catering
-
Mobil Gas Station
-
7-Eleven Grocery & Convenience Store
-
The Beauty Parlor Hair Salon Nail Salon
-
A & A Beauty Supply & Salon Design Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.90M
CAP Approach
CAP
$2.99M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.90M
Owner & transaction history
Southwestern Plaza LLC · 2 yrs held
Southwestern Plaza LLC
since 2024
Last sale
$2.9M
3 recorded transactions
Zoning & alternative use
10 · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.4M
+10.7%
Office building
$2.3M
+3.5%
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
$2,900,000
ML approach
$2,900,000
CAP Approach
CAP Return
Estimation
6%
$3,235,000
6.5%
$2,990,000
7%
$2,775,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,200,000
Current use
RETAIL STORES
$2,435,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$2,275,000
Change: +4% · Conversion: Moderate
RESTAURANT
$2,095,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.90M
Range $2.61M – $3.19M · ±10% · vs last sale $2.90M (Jun 4 2024)
Last sale anchor
$2.90M
Jun 4 2024
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
$171 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$46,953
Tax year 2019
Assessed value
$500,000
Assessed 2023
Previous assessed
$500,000
+0.0% YoY
Effective rate
9.39%
On assessed value
Assessed land
$100,000
Assessed improvement
$400,000
Land market value
$384,615
Improvement market value
$1,538,462
Total market value
$1,923,077
Applied tax rate
146,001.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
16,938 SF
Lot
2.3 ac (100,188 SF)
Zoning code
10
APN
146800 144.19-7-75
UPID
US63-6235656
Jurisdiction
ERIE
Zoning & alternative use
10 · Buffalo, NY
Zoning 10 · permitted uses
10 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.2M
RETAIL STORES
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
RESTAURANT
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
OFFICE BUILDING
RESTAURANT
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
1999
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.3 ac
Current owner
From public records · entity-resolved
Southwestern Plaza LLC
Entity
Mailing address
1100 SOUTHWESTERN BLVD STE #200, WEST SENECA, NY 14224-4400
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2024
$2,900,000
Southwestern Plaza LLC
1100 Southwestern Blvd LLC
Bargain And Sale Deed
$2,100,000 · Standard Insurance Co
Aug 28, 2007
$2,480,000
1100 Southwestern Blvd LLC
Sw Angle Associates LLC
Corporation Deed
$2,175,000 · Countrywide Com Real Estate Fin INC
—
—
Sw-angle Associates LLC
—
Deed Of Trust
related
$1,100,000 · Greater Buffalo Savings 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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