Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$5,940,000
Investment properties
1280 Sweet Home Rd 1300 Buffalo, NY 14228-2588
Entity Owned
21-yr Hold
Free & Clear
Property ID
US63-5177393
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2012
Total area
41,366 SF
Lot
2.85 ac (124,146 SF)
Zoning code
GB
APN
142289 54.12-1-22.11
UPID
US63-5177393
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
-
Break'n Eggs Express Restaurant
-
Forno Napoli Pizza & Italian Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.88M
Comparable Approach
Comparable
$4.98M
Blend (final)
Blend
$5.94M
Owner & transaction history
Center Of Inquiry Holding Corp · 21 yrs held
Center Of Inquiry Holding Corp
since 2004
3 recorded transactions
Zoning & alternative use
GB · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.9M
+83.5%
Neighborhood: shopping center
$5.4M
+65.8%
Restaurant
$5.1M
+58.2%
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%
$7,445,000
6.5%
$6,875,000
7%
$6,380,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,940,000
Change: +83% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,370,000
Change: +66% · Conversion: Difficult
RESTAURANT
$5,120,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$4,800,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,025,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$5.94M
Range $5.35M – $6.53M · ±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
$144 / 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
$117,759
Tax year 2019
Assessed value
$5,500,000
Assessed 2023
Previous assessed
$5,500,000
+0.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$430,000
Assessed improvement
$5,070,000
Land market value
$693,548
Improvement market value
$8,177,420
Total market value
$8,870,968
Applied tax rate
142,207.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2012
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
4
Total area
41,366 SF
Lot
2.85 ac (124,146 SF)
Zoning code
GB
APN
142289 54.12-1-22.11
UPID
US63-5177393
Jurisdiction
ERIE
Zoning & alternative use
GB · Buffalo, NY
Zoning GB · permitted uses
GB · 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
RETAIL STORES
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.4M
RESTAURANT
Est. value
$5.1M
OFFICE BUILDING
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2012
Heating
NONE
Cooling
Yes
Stories
4
Buildings
2
Lot
2.85 ac
Current owner
From public records · entity-resolved
Center Of Inquiry Holding Corp
Entity
Free & Clear · 21 yrs held
Mailing address
9332 TRANSIT RDB, EAST AMHERST, NY 14051-1453
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
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
Dec 14, 2004
—
Center Of Inquiry Holding Corp
Toth,judith
Grant Deed
related
—
—
—
1280 Sweet Home LLC
—
Deed Of Trust
related
$150,000 · Lincoln Life & Annuity Co/new
—
—
1280 Sweet Home LLC
—
Loan Modification
related
$8,750,000 · Lincoln Life & Annuity Co/new
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1280 Sweet Home Rd, Unit 1300?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
