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    Property profile & analytics

    15 Willow Ridge Dr Buffalo, NY 14228

    • Investment properties
    • 10,000 SF
    • 0.46 lot acres
    For Lease
    View listing
    Value Estimations
    $430,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1540655
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Xi An Gourmet / Chinese Restaurant
    • Willow Ridge Convenient / Convenience Store
    • Shalom Divine Transportation, Inc. / Trucking Company
    • Scruples Hair Studio / Beauty Salon
    • ATM / Atm

    Property Details for 15 Willow Ridge Dr

    Year built
    1972
    Lot size
    0.46 lot acres
    Property size
    10,000 SF
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    142289 40.18-1-2.1
    APU
    1422894018121

    Description

    This exceptional Class A executive office space, located at 15 Willow Ridge Dr in Buffalo, NY, offers 4,000 square feet of immediately available space within a 10,000 square foot building. Situated in Erie County, this single-tenant property boasts a convenient location just off Niagara Falls Boulevard, north of Home Depot in Amherst. Built in 1972, the building features a second-floor walk-up layout. The available space includes numerous private offices, a kitchen, two bathrooms, and an open bullpen area. The current asking rent is $9-$11 per square foot. This flexible space can be modified to suit a tenant's specific needs, and the landlord is willing to divide the space to accommodate smaller requirements. The property offers a cost-effective solution for businesses seeking high-quality office accommodations in a desirable location. The total building size is 10,000 square feet. This is a fantastic opportunity for a business seeking a well-maintained, adaptable office space in a convenient and accessible location. The zip code is 14228.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $460,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $399,000
      Market price range: $399k - $1.20M
      AI Estimate
      $435,000
      Market price range: $435k - $1.69M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.8214
    Latitude
    43.0121
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2019
    $21,733
    $60,000
    $312,000
    $372,000
    -
    $96,774
    $503,226
    $600,000

    Comparable in this City

    • Value Estimation
      $75,000
      1,342 SF

      1225 Campbell Blvd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,342 SF
      1225 Campbell Blvd, Buffalo, NY 14228-1470
      View Details
    • Value Estimation
      $470,000
      10,000 SF

      2335 Niagara Fls Blvd

      OFFICE/RESIDENTIAL (MIXED USE) • 10,000 SF
      2335 Niagara Fls Blvd, Buffalo, NY 14228-3524
      View Details
    • Value Estimation
      $890,000
      41,366 SF

      1280 Sweet Home Rd, Unit 1300

      OFFICE/RESIDENTIAL (MIXED USE) • 41,366 SF
      1280 Sweet Home Rd, Buffalo, NY 14228-2588
      View Details
    • Value Estimation
      $965,000
      6,713 SF

      661 Skinnersville Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 6,713 SF
      661 Skinnersville Rd, Buffalo, NY 14228-2509
      View Details
    • Value Estimation
      $245,000
      1,517 SF

      2215 Sweet Home Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,517 SF
      2215 Sweet Home Rd, Amherst, NY 14228-3353
      View Details
    • Value Estimation
      $460,000
      2,400 SF

      593 French Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,400 SF
      593 French Rd, Amherst, NY 14228-2124
      View Details

    Similar Nearby for Sale

    • Contact for pricing
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      Amherst Vacant Lot For Sale

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      Vacant Commercial Land For Sale

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      West Amherst Professional Office Condo

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      39 SF

      Prominent Office Building on Boulevard

      Office building with optimal visibility and access on Niagara Falls.
      2825 Niagara Falls Blvd, Buffalo, NY 14228
      View Details

    Similar Nearby for Lease

    • $20 SF/Yr
      1,487 SF

      Office Space Near UB Campus

      Office space for rent near UB North Campus and I-990.
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      University Centre Flex/Warehouse Space

      Office, flex, and warehouse space near University at Buffalo.
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      View Details
    • $999 /Mo

      Rylie Court

      Office/Work Space Available
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      View Details
    • Contact for pricing

      Niagara Falls Boulevard Retail Spaces

      Retail and office spaces available on Niagara Falls Boulevard.
      2447 Niagara Falls Blvd, Buffalo, NY 14228
      View Details
    • Contact for pricing

      Vacant Land on Millersport Highway

      Vacant 0.73 acre lot with strong visibility and access.
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      View Details
    • $1,795 /Mo

      Apartment Available For Rent

      Apartment available for rent starting March 1, 2026.
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      View Details
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    15 Willow Ridge Dr
    Buffalo, NY 14228
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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