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Property profile & analytics
FOR LEASE
Office buildings
132 Cayuga Rd, Buffalo, NY 14225
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US63-2925618
For Lease
1 / 3
$575,000
132 Cayuga Rd, Buffalo, NY 14225
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1962
Total area
4,544 SF
Lot
0.67 ac (29,185 SF)
Zoning code
05C
APN
143089 92.09-4-15.2
UPID
US63-2925618
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
-
Dresche & Malecki Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$698k
Blend (final)
Blend
$575k
Owner & transaction history
Sheridan Of Carmen LLC · 19 yrs held
Sheridan Of Carmen LLC
since 2007
1 recorded transaction
Zoning & alternative use
05C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$655,000
+23.8%
Neighborhood: shopping center
$590,000
+11.9%
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
OFFICE BUILDING
$525,000
Current use
RETAIL STORES
$655,000
Change: +24% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$590,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$440,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$127 / 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
Assessed value
$563,400
Assessed 2023
Previous assessed
$620,000
-9.1% YoY
Assessed land
$110,000
Assessed improvement
$453,400
Land market value
$120,879
Improvement market value
$498,242
Total market value
$619,121
Applied tax rate
143,002.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1962
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,544 SF
Lot
0.67 ac (29,185 SF)
Zoning code
05C
APN
143089 92.09-4-15.2
UPID
US63-2925618
Jurisdiction
ERIE
Zoning & alternative use
05C · Buffalo, NY
Zoning 05C · permitted uses
05C · 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
OFFICE BUILDING Current
Est. value
$525,000
RETAIL STORES
Est. value
$655,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$440,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1962
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Sheridan Of Carmen LLC
Entity
Mailing address
331 ALBERTA DR, AMHERST, NY 14226-1813
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2007
$421,000
Sheridan Of Carmen LLC
151 Associates LLC
Grant Deed
$92,617 · Five Star 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.
Try Rey
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