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Property profile & analytics
OFF-MARKET
Estimated value
$12,635,000
Super regional malls
1641 Niagara Fls Blvd 1703, Buffalo, NY 14228-2704
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US63-2350591
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2008
Total area
113,316 SF
Lot
12.25 ac (533,610 SF)
Zoning code
CTR-5
APN
142289 54.01-2-14.2
UPID
US63-2350591
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.64M
Owner & transaction history
Tlc Central LLC · 13 yrs held
Tlc Central LLC
since 2013
Last sale
$24,900
1 recorded transaction
Zoning & alternative use
CTR-5 · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$16.3M
+10.7%
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
NEIGHBORHOOD: SHOPPING CENTER
$14,705,000
Current use
RETAIL STORES
$16,275,000
Change: +11% · Conversion: Easy
RESTAURANT
$14,030,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$13,140,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$12.64M
Range $11.37M – $13.90M · ±10% · vs last sale $25k (Mar 20 2024)
Last sale anchor
$25k
Mar 20 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
$112 / 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
$496,796
Tax year 2019
Assessed value
$13,370,000
Assessed 2023
Previous assessed
$13,370,000
+0.0% YoY
Effective rate
3.72%
On assessed value
Assessed land
$4,970,000
Assessed improvement
$8,400,000
Land market value
$8,016,129
Improvement market value
$13,548,387
Total market value
$21,564,516
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2008
Heating
NONE
Cooling
CENTRAL
Buildings
5
Stories
1
Total area
113,316 SF
Lot
12.25 ac (533,610 SF)
Zoning code
CTR-5
APN
142289 54.01-2-14.2
UPID
US63-2350591
Jurisdiction
ERIE
Zoning & alternative use
CTR-5 · Buffalo, NY
Zoning CTR-5 · permitted uses
CTR-5 · 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
$14.7M
RETAIL STORES
Est. value
$16.3M
RESTAURANT
Est. value
$14.0M
OFFICE BUILDING
Est. value
$13.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
RESTAURANT
OFFICE BUILDING
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
2008
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
12.25 ac
Current owner
From public records · entity-resolved
Tlc Central LLC
Entity
Mailing address
570 DELAWARE AVE, BUFFALO, NY 14202-1206
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Jun 5, 2013
—
Tlc Central LLC
—
Loan Modification
related
$19,944,662 · Bank Of America
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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